---
date: 2026-02-09
title: Regular Council Meetings Agenda Packet
source: 2026-02/2026-02-09_Regular Council Meetings_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Council Meeting
CITY COUNCIL Agenda
Mayor Jayden L. Williams
February 9, 2026 6:00 PM
At-Large

Mayor Pro Tem Elton Alexander

Council District 5

Councilmember LaKeisha Gantt

Council District 1

Councilmember Antwan Cloud

Council District 2

Councilmember Kyle D. Berry, Sr.

Council District 3

Councilmember Yolanda Barber
Council District 4

CITY MANAGER STOCKBRIDGE CITY HALL
Shawn Edmondson
4640 NORTH HENRY BLVD.
INTERIM CITY CLERK
STOCKBRIDGE, GA 30281
Cassandra Lester

CITY TREASURER Website: www.stockbridgega.org
Frank Milazi Phone: 770-389-7900
CITY ATTORNEY
Fax: 770-389-7912
Quinton G. Washington
Translation and Interpretation Services are available with (7)
Megan McCulloch
days prior notice. Please contact the City’s HR Manager at
770-389-7908 for assistance.
AGENDA
COUNCIL MEETING
CITY OF STOCKBRIDGE
MONDAY, FEBRUARY 9, 2026 6:00 PM

CALL TO ORDER

INVOCATION

PLEDGE OF ALLEGIANCE

ROLL CALL

ADOPTION OF THE AGENDA

ADOPTION OF THE MINUTES
1 Review and approve the January 27, 2026 work session minutes.

CEREMONIAL
2 Presentation by Stockbridge City Council

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.

CONSENT AGENDA
3 Council's consideration for the Stockbridge Youth Council to use the lower level
of the Merle Manders for the February 28, 2026 Leadership Retreat.
4 Stockbridge Police Department- Georgia Department of Public Safety
Approved Roadways
Council consideration to approve the most recently updated list of Georgia
Department of Public Safety–approved roadways authorized for the use of
speed detection devices. The update includes the addition of Tye Street, from
308 feet north of Misty Ridge Trail to 308 feet south of 1st Street. This
approved list will remain in effect through December 31, 2027. - Presented by:

PUBLIC HEARING
Page | 3

5 ADOPTION OF NEW CITY OF STOCKBRIDGE MAPS for 2026. (Citywide)
Council consideration of the adoption of six new City of Stockbridge Maps for
2026, including the following: the Zoning Map, the Overlay Districts Map, the
Future Land Use Map, the Subdivisions Map, the Council Districts Map, and
the City Limits Map. These maps have been updated to reflect the recent
annexations of new properties into the City, the de-annexations of other
properties from the City (within the Manderley Subdivision), and the rezoning of
certain properties for proposed new developments. - Presented by: Ryan
Anderson

NEW BUSINESS
6 Council Consideration — Proposed Martin Luther King Jr. Way (Street
Renaming) - Presented by: Decius Aaron
7 Stockbridge Police Department Wrecker Service
Council consideration to approve the renewal of the piggyback wrecker contract
through the Henry County Board of Commissioners with Supreme Trio LLC,
d/b/a Swanson Towing and Recovery. - Presented by: Richard Godfrey
8 LIVABLE CENTERS INITIATIVE (LCI)—FUNDING REQUEST. (Citywide)
Consideration of Community Development’s request for a letter of financial
commitment for a local match not to exceed $30,000 to support the City’s effort
to compete for a grant from the Atlanta Regional Commission (ARC) to
undertake a new LCI study for the City. The funding cycle closes on February
27, 2026. - Presented by: Ryan Anderson
9 COMMUNITY DEVELOPMENT ASSISTANCE PROGRAM (CDAP)—
FUNDING REQUEST. (Citywide)
Consideration of Community Development’s request for a letter of financial
commitment for a local match not to exceed $30,000 to support the City’s effort
to compete for a grant from the Atlanta Regional Commission (ARC) to receive
professional planning assistance that aligns with CDAP’s goals of advancing
equity, resiliency, and regional planning priorities. - Presented by: Ryan
Anderson
10 CONTRACT APPROVAL FOR CONSULTANT FOR U.D.C.
UPDATE. (Citywide)
Consideration of a resolution to approve a contract with CPL Architects,
Engineers, and Landscape Architect, D.P.C. (P.C.) for professional planning
services to update the City’s Unified Development Code (UDC). This update
should ensure that the UDC remains current, effective, and aligned with the
City’s long-term development goals. Fiscal Year 2026 funds would be used
(GL#100-74100-521200). - Presented by: Ryan Anderson
11 TEXT AMENDMENT CASE #TX-2026-01 for BUSINESS COMPLIANCE
OFFICER I. (Citywide)
Consideration of a text amendment to the Municipal Code of Ordinances to
formally authorize and codify the duties and enforcement powers of the
Business Compliance Officer I, ensuring clear regulatory authority within Title
9. This amendment is necessary to establish consistent procedures for
business licensing compliance, inspections, and administrative citation

February 9, 2026 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

authority, as are outlined in the proposed Chapter 9.60. - Presented by: Ryan
Anderson
12 MULTI-PURPOSE CENTER—CONTRACT APPROVAL FOR
ARCHITECTURAL SERVICES. (Citywide)
Consideration of a resolution to approve a contract for On-Call Architectural
Services for the Multi-Purpose Cultural Arts, Youth, and Senior Recreation
Center to TSW, as was identified in the City’s Notice of Intent to Award. This
approval would authorize the City to execute the contract and allow TSW to
begin providing architectural, planning, design, and construction-related
services on an as-needed basis. - Presented by: Ryan Anderson

MAYOR'S COMMENTS (Mayor Jayden L. Williams)

EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts)

ANNOUNCEMENTS OF UPCOMING MEETINGS & EVENTS
Council meetings will be held in the City Council Chamber, while some Board
and Committee meetings will take place via Zoom. Meeting dates and times
may change, so please check the city's website at www.stockbridgega.org or
contact City Hall at 770-389-7900 for updates. The City of Stockbridge
complies with the Americans with Disabilities Act (ADA) and does not
discriminate based on disability. Individuals requiring auxiliary services for
meeting participation should contact City Hall at 770-389-7900 in advance.

ADJOURNMENT

February 9, 2026 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
CITY COUNCIL WORK SESSION MEETING
SUMMARY MINUTES
TUESDAY, JANUARY 27, 2026 6:00 P.M.
Mayor & City Council
Mayor Jayden L. Willams At-Large
Mayor Pro Tem Elton Alexander – Council District 5
Councilmember LaKeisha Gantt – Council District 1
Councilmember Antwan Cloud – Council District 2
Councilmember Kyle D. Berry, Sr. – Council District 3
Councilmember Yolanda Barber – Council District 4

Administration
Shawn Edmondson – City Manager
Frank Milazi – City Treasurer
Cassandra Lester – Interim City Clerk
Quinton Washington – City Attorney
Megan McCullough – Associate 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 Williams at 6:00 p.m.

Invocation by: Councilmember Kyle Berry Sr.

The Pledge of Allegiance was recited by all in attendance.

Interim City Clerk, Cassandra Lester was asked to proceed with a verbal roll call. All
members were present; Mayor Pro Tem Alexander arrived at 6:05pm Councilmember
Gantt arrived at 6:12pm.

Motion to adopt the Agenda was made by Councilman Berry, seconded by Councilman
Cloud, and approved unanimously 4-0.

There were no public comments.

REVIEW OF THE MINUTE
Review of the December 8th, 2025 City Council Summary Meeting Minutes
Review of the January 12th, 2026 City Council Summary Meeting Minutes
Motion to approve the meeting minutes was made by Councilman Berry, seconded by
Councilman Cloud, and approved unanimously 5-0.

1|Page
CITY MANAGER’S 4TH QUARTER REPORT
City Manager Edmondson introduced the fourth quarter report, explaining that
department heads would present their accomplishments from the quarter and upcoming
initiatives. He noted that Finance Director would provide their report at the next meeting
as they were still closing the books for December 31st. The following department
representatives provided reports:
Finance Department: Frank Milazi reported that the department was still in the process
of closing the books for December 31st. They expect to close by February 15th, after
which they will prepare the quarter report.
City Clerk's Office: Cassandra Lester reported that the Clerk's Office prepared 33
meetings and agendas, completed 124 open records requests, qualified the 2025
election candidates, coordinated Stockbridge Youth Council initiatives, hosted the
Hometown Legislative Breakfast meeting and Legislative Municipal Dinner, and hosted
Pate's Creek Elementary for their second-grade government class. Mayor Williams
noted that Ms. Sharee Lane from the clerk's office was officially sworn into the Georgia
Records Association.
Governing Body Administration: Rosalynd Rawls reported that she and Raven
Eatmon provide daily administrative support to the mayor and council. During the fourth
quarter, they supported line dance classes, the Mayor's Quarterly Meeting, The Fall
Festival, the Mayor's Meet and Greet, Senior Bingo, Town Hall Meetings, Community
Cleanups, and Community Forums.
Mayor Pro Tem Alexander commended the team on their work and inquired about
additional needs they might have to be more successful. Ms. Rawls indicated that
communication and responsiveness from council members were key, and that the city
council is responsive. She states equipment needs were currently being met. She
confirmed that fleet additions had been made, including a passenger van, two explorers,
and a suburban and are legally ready to drive.
Councilmember Gantt recognized and thanked Rosalynd Rawls and Raven Eatmon, for
their professionalism, flexibility, and support to the six-member governing body.
IT Department: Demetrius Ivery reported that they focused on inventory review and
audits during the fourth quarter. For the quarter, they handled 367 tickets, closing 357
with the remaining 10 now also closed.
Mayor Pro Tem Alexander asked about expanding social media presence beyond
Facebook to include YouTube for council meetings to increase accessibility. He also
expressed concern about the city website navigation and requested simplification of the
business services process, particularly for the façade grant program information.
Councilmember Gantt thanked Mr. Ivey and his department for their exceptional work in
closing out projects and updating technology and noted that Stockbridge has become a
model for transparency because of this effort.

2|Page
Human Resources Department: Dwayne Pollock, reported on recruitment (13 open
positions, 9 new hires), employee recognition (36 employee anniversaries), and
turnover metrics (3.27% turnover rate with 189 active employees). He noted that the
average time to hire is 118 days, which he considered too long. He also discussed
monthly health and wellness challenges for employees and reported six workers'
compensation claims for the quarter, with only one remaining open.
Public Works: Decius Aaron reported that in the fourth quarter, the department
completed 6.8 miles of resurfacing, noting that over 15 miles have been resurfaced in
the last two years. The department continued aggressive street lighting programs and
engaged in several joint projects with Henry County, including Rock Quarry Road
widening. He mentioned immediate repairs to the Pate's Creek Bridge and the ongoing
demolition of the current maintenance shop with a completion date of September 2026
for the new facility.
Council members expressed appreciation for the visible road improvements and the
department's work during the recent weather event.
Councilwoman Gantt expressed appreciation for the department's work over the past
decade, noting their significant progress.
Discussions focused on the Rock Quarry Road extension project, the Parks Master Plan
implementation, and the Bridgeway Trail system.
Mayor Pro Tem Alexander emphasized the need for a comprehensive beautification
project for North Henry Boulevard.
Councilmember Barber asked for an update on the Rock Quarry Road Extension
project, specifically clarifying that it is a separate project from the current
widening/expansion and involves two pathway options:
o From N. Henry Blvd to Old Conyers Road
o Or alternatively, to Duval Drive.
Mr. Aaron responded that at the next council meeting, they will be bringing the task
order for Falcon Design, who will present the project scope and design. The allocated
budget of $2 million is for the design phase. Funding for construction will need to be
determined later.
Community Development: Ryan Anderson reported that the department met with 21
developers in the last quarter, conducted 166 plan reviews, issued 250 permits,
performed 1,231 inspections, and had 79 fire marshal plan reviews with 116
inspections. The department opened 25 new businesses, with a total department
revenue of $2.6 million for the fourth quarter of 2025.
Councilwoman Barber asked about the status of hiring a consultant to conduct a Master
Development Plan/Area Study along State Route 42/Valley Hill Road/Davis Road in
District 4. Mr. Anderson confirmed that the Request for Proposal (RFP) for on-call
planning services is in draft form and is expected to be finalized soon, adding he would
solicit input from council at the retreat to prioritize area studies. He confirmed that
3|Page
District 4 was among the priorities, with $200,000 allocated for approximately three area
studies.
Councilmember Gantt states she is proud of Mr. Andersons appointment and wanted to
personally thank him for his prompt responsiveness. She appreciates the community
development department and his leadership.
Economic Development: Lisa Fareed reported on Main Street program
accomplishments including the 5K diabetes and health fair, revamped car show, and
training for the Main Street and DDA boards. The department has partnered with the
SBDC to create the Stockbridge Business Partnership for workforce development and
business retention.
Mayor Pro Tem Alexander inquired about the wayfinding project, particularly the
implementation of city limit signs. The staff reported that phase one is complete with
phase two (which includes monument signs and city limit signs) now moving forward.
Councilwoman Barber asked for an update on the shipping container project. Ms.
Fareed explained that the architect was to provide feedback on pricing and designs.
However, they are currently awaiting final input and invoices from the architect. She
further stated that the city manager is coordinating funding before moving to the next
phases. She also noted that the council had already approved ordinances for the
designs at the December 8th meeting, moving the project one step forward.
Events Department: Charisma Webster reported on several successful fourth quarter
events including the 50 Shades of Pink luncheon and walk with over 300 breast cancer
survivors and 1,000 walk participants, Veterans Day luncheon, Turkey giveaway (700+
turkeys), volunteer appreciation dinner, food drive (1,000+ boxes), and holiday festival
with tree lighting and toy giveaway.
Municipal Court: Genea Stanley reported that the court conducted 18 sessions in the
fourth quarter and implemented new payment software. They received 1,582 new
citations, scheduled 1,651 cases, closed 1,447 cases, had 88 defendants enter pretrial
diversion, 104 on probation, 52 warrants issued, and collected $365,400 in revenue.
The recent amnesty program resulted in 10% of eligible people successfully closing
their cases.
Police Department: Richard Godfrey reported that the department answered almost
11,000 calls for service, had over 5,500 proactive officer-initiated activities, conducted
almost 1,800 traffic stops, and made 238 arrests. They took 25 firearms off the street,
and their investigation division cleared all three homicides from 2025. The overall crime
rate for the fourth quarter was down 9.16%, for 2025 compared to 2024 it was down
15.76%, and for 2023-2025 it was down 20.22%

PRESENTATION
GEORGIA INITIATIVE FOR COMMUNITY HOUSING (GICH) CERTIFICATION
Mr. Anderson from Community Development and Ms. Denita Dolman from CS
Community Partners presented the city's pursuit of GICH certification.

4|Page
After showing a news report about families living in extended-stay hotels due to housing
affordability issues, they explained that the certification would strengthen Stockbridge's
housing strategy and position the city to attract funding for housing initiatives.

They reported on the initial stakeholder meeting held January 8th with 16 participants
from government, small businesses, residents, and nonprofits including Connecting
Henry, United Way, and Habitat for Humanity. Key concerns include rising housing
costs affecting workforce affordability, need for housing choices across life stages, and
better collaboration with developers.

The presentation highlighted Stockbridge's rapid population growth and housing market
challenges, noting that housing costs are rising faster than affordability for many
households. A community stakeholder meeting was scheduled for Thursday at 6:00 PM
at the Merrill Mander Center to gather additional input.
Council members expressed concerns about investor purchases driving up housing
costs and emphasized the need for diverse housing options. Mayor Pro Tem Alexander
noted that apartments and townhomes are essential components of affordable housing
despite public resistance to these housing types.

OLD BUSINESS
COUNCIL CONSIDERATION TO APPROVE TASK ORDER NO. 2025.14 WITH
FALCON DESIGN – PATES CREEK BRIDGE REPAIR DESIGN
Mr. Aaron explained that when certain areas were annexed into Stockbridge, the city
inherited two bridges at Pate's Creek on Patrick Henry Parkway and Eagles Landing
Parkway. GDOT inspections found issues requiring repair, and this task order would
develop the bid documents and scope of work for those repairs.

Motion to approve the task order with Falcon Design for $107,500 was made by Mayor
Pro Tem Alexander, seconded by Councilmember Berry, and passed unanimously 5-0.

MAYOR'S RECOMMENDATIONS FOR COMMITTEES
Mayor Williams proposed an alternative to the traditional committee structure. Instead of
standing committees, he recommended "Mayor's Mini Work Sessions" where the
council could meet with specific departments throughout the year to address questions
and get feedback.

Motion to approve the Mayor's Mini Work Sessions approach was made by
Councilmember Gantt, seconded by Councilmember Alexander, and passed
unanimously 5-0.

COUNCIL CONSIDERATION TO APPOINT MEMBERS TO THE PLANNING
COMMISSION
The City Attorney noted vacancies in Districts 1, 3, and 4.

For District 1, Councilmember Gantt requested to table her appointment.

For District 3, Councilmember Berry nominated Darryl Thompson.

For District 4, Councilmember Barber nominated Meeka Douglas.

5|Page
Motion to table the District 1 Planning Commission appointment was made by
Councilmember Gantt, seconded by Mayor Pro Tem Alexander, and passed
unanimously 5-0.

Motion to appoint Darryl Thompson to the District 3 Planning Commission position was
made by Councilmember Berry, seconded by Mayor Pro Tem Alexander, and passed
unanimously 5-0.

Motion to appoint Meeka Douglas to the District 4 Planning Commission position was
made by Councilmember Barber, seconded by Councilmember Gantt, and passed
unanimously 5-0.

COUNCIL CONSIDERATION TO APPOINT MEMBER TO THE CITYWIDE
DEVELOPMENT AUTHORITY
The City Attorney noted one vacancy with three applicants: Willie Carter, Gernita
Johnson, and Jai Tazel

Motion to appoint Jai Tazel to the Citywide Development Authority was made by
Councilmember Gantt, seconded by Mayor Pro Tem Alexander, and passed
unanimously 5-0.

COUNCIL CONSIDERATION TO APPOINT MEMBER TO THE ETHICS BOARD
Four applicants: Johnnie Jenkins, Willie Carter, Gernita Johnson, and Jai Tazel
indicated interest in the Ethics Board vacancy.

Motion to appoint Johnnie Jenkins to the Ethics Board was made by Councilmember
Barber, seconded by Mayor Pro Tem Alexander, and passed unanimously 5-0.

COUNCIL CONSIDERATION TO APPOINT MEMBERS TO THE PUBLIC FACILITIES
AUTHORITY
Four applicants: Johnnie Jenkins, Willie Carter, Gernita Johnson, and Jai Tazel
indicated interest in the two vacancies.

Motion to appoint Willie Carter to the Public Facilities Authority was made by
Councilmember Barber, seconded by Councilmember Berry, and failed with a vote of 2-
0-3 (three abstentions).

The council voted to table the second appointment to the Public Facilities Authority.

Motion to table the second Public Facilities Authority appointment was made by
Councilmember Gantt, seconded by Councilmember Cloud, and passed unanimously 5-

COUNCIL CONSIDERATION TO APPOINT MEMBER TO THE YOUTH COUNCIL
ADVISORY COMMITTEE
Motion to appoint Gernita Johnson to the Youth Council Advisory Committee was made
by Councilmember Gantt, seconded by Councilmember Berry, and passed
unanimously.

6|Page
The council voted to table the remaining Youth Council Advisory Committee
appointments.

Motion to table the remaining Youth Council Advisory Committee appointments was
made by Councilmember Gantt, seconded by Councilmember Barber, and passed
unanimously 5-0.

COUNCIL CONSIDERATION TO APPOINT MEMBER COUNCIL ON AGING
The City Attorney clarified that there is currently no vacancy for the Stockbridge
appointee to the Henry County Council on Aging.

NEW BUSINESS
REQUEST MAYOR AND CITY COUNCIL CONSIDERATION TO INCREASE THE
CITY MANAGER'S CONTRACT SIGNING AUTHORIZATION LIMIT FROM THE
CURRENT $50,000
City Treasurer Frank Milazi explained the background: Previously, the amphitheater
general manager could sign contracts of any amount while the city manager remained
limited to $50,000. With no general manager now, this created a dilemma for time-
sensitive amphitheater contracts and the City Manager now needs authorization to
approve amphitheater contracts that exceed the current limit.

A thorough discussion ensued, during which Councilmember Barber expressed strong
opposition to the proposed increase. She cited previous budget overruns at the
amphitheater and raised concerns about losing council oversight over significant
expenditures. Barber emphasized the need to prevent situations in which an artist
charges $700,000, resulting in multiple payments to fulfill that fee. She stated, "This is
why I am very reluctant; the council will lose control of these transactions."

Mr. Milazi clarified that this authorization would apply only to budgeted funds already
approved by the council for the amphitheater (approximately $3 million annually) and
that all standard financial control procedures would remain in place.

Councilmember Barber raised a question regarding the legal contracts used for booking
artists and performances at the amphitheater. She inquired whether key provisions such
as the force majeure and cancellation clauses were included in the artist contracts.
Councilmember Barber expressed concerns about the city potentially paying the same
amount for rescheduled shows and emphasized the need for clarity on contract terms.

Legal Counsel responded that force majeure clauses are generally included in artist
contracts but deferred detailed legal interpretation to the entertainment attorney, who
was not present at the meeting.

Councilmember Barber requested to review the template or standard contract language
used for artist agreements to better understand contractual obligations and protections.

Mayor Williams asked Legal Counsel to arrange the contract template to be provided to
Councilmember Barber. Legal Counsel affirmed they would coordinate sending the
contract language for review.

7|Page
Councilwoman Gantt crafted the specific motion using the following language:

Motion to increase the city manager's spending authority to a cap of $300,000 per
contract / per artist / per show for amphitheater operations only, with any amendments
above $300,000 requiring council notification. Made by Councilmember Gantt, second
by Mayor Pro Tem Alexander, the motion passed 4-1-0. (Barber against).

MAYOR'S COMMENTS
Mayor Williams deferred his comments for executive session.

EXECUTIVE SESSION
Motion to adjourn to executive session for real estate, personnel, litigation, and
cybersecurity was made by Councilmember Gantt, seconded by Councilmember Berry,
and passed unanimously 5-0.

Motion to adjourn from executive session made by Councilmember Gantt, seconded by
Councilmember Berry, and passed unanimously 5-0.

Motion to reconvene the work session made by Councilmember Gantt, seconded by
Councilmember Cloud, and passed unanimously 5-0.

From Executive Session City Manager Shawn Edmonson announced that the
Amphitheater General Contractor awardee is Ms. Saundra Poag.

Councilmember Gantt moved to approve Ms. Saundra Poag as the Amphitheater
General Contractor Awardee. This motion was seconded by Mayor Pro Tem Alexander
and passed with a vote of 4-0-1 (Barber abstained).

Motion to adjourn the meeting at 10:03 p.m. was made by Councilmember Gantt;
seconded by Councilmember Berry. The motion passed unanimously 5-0.

Respectfully submitted by:

Cassandra Lester, Interim City Clerk Jayden L. Williams, Mayor

8|Page
February 9, 2026

Richard Godfrey

Police Department

Requesting Council approval of the updated list of Georgia Department of Public Safety, approved roadways on which
speed detection devices may be utilized.

The Police Department is requesting Council approval of the most recently updated list of Georgia Department of Public
Safety–approved roadways on which speed detection devices may be utilized. Tye Street, 308 feet North of Misty
Ridge Trail to 308 feet South of 1st Street has been added to the approved list, as highlighted. This approved list will
remain in effect through December 31, 2027.

0.00

A copy of the state approved list of roadways is attached.

As this approved list is required for the Police Department to operate speed detection devices within the city limits of
Stockbridge, staff recommends approval of the list as presented.
Docusign Envelope ID: 5C7B2A7C-2263-432E-AEB7-A8A8DDD0C29D

STATE OF GEORGIA

Department of Public Safety

STOCKBRIDGE CITY GOVERNMENT
(Governing Authority)

having submitted an application in proper form for a permit for the use of a speed detection device at the following
location(s):

The speed limits and locations approved for the use of speed detection device are listed and hereby incorporated by
reference on the attached list #SZ-151-000761-3, approved by the Georgia Department of Transportation and adopted
by the MUNICIPALITY on 01/06/2024.

This newly updated approved list supersedes and replaces all previous lists and ordinances and will serve as the
controlling document for this permit.

and STOCKBRIDGE CITY GOVERNMENT having shown compliance with all applicable laws, rules and regulations, the
Department of Public Safety hereby issues this permit, as provided by law to

STOCKBRIDGE CITY GOVERNMENT
(Governing Authority)
For the use of a speed detection at the authorized location(s).

Issued in Atlanta, Georgia, this 7/29/2025

Expires: 12/31/2027

Permit Number: 614 D

Commissioner, Department of Public Safety
Docusign Envelope ID: 5C7B2A7C-2263-432E-AEB7-A8A8DDD0C29D

Russell R. McMurry, P.E., Commissioner
One Georgia Center
600 West Peachtree Street, NW
Atlanta, GA 30308
(404) 631-1000 Main Office
7/29/2025
The Stockbridge City Government is hereby requesting that the following roadways be approved for the use of speed
detection devices:

LIST OF ROADWAYS for Stockbridge City Government

ON-SYSTEM ROADWAYS

ALL ON-SYSTEM ROUTES HAVE BEEN VERIFIED BY GEORGIA DEPARTMENT OF TRANSPORTATION

WITHIN THE CITY
STATE ROUTE / TOWN LIMITS FROM MILE POINT TO MILE POINT LENGTH IN SPEED
OF and/or School MILES LIMIT
Name
S.R. 42/U.S. 23 STOCKBRIDGE 550 feet north of 15.80 1520 feet south of 16.20 0.40 55
Inverness Avenue Brannan Road
STOCKBRIDGE
Eagles Landing
S.R. 42/U.S. Christian 597 feet north of 2222 feet north of
23***SCHOOL Academy7:15 to Technology 15.83 Technology 16.11 0.28 45
ZONE*** 8:30 am2:30 to Parkway Parkway
3:30 pm
****ATESD****
S.R. 42/U.S. 23 STOCKBRIDGE 900 feet north of 16.64 1750 feet south of 17.44 0.80 55
Brannan Road Wilson Road
250 feet north of
S.R. 42/U.S. 23 STOCKBRIDGE Scott Boulevard 19.48 100 feet south of 19.86 0.38 45
(South City Limits Mann Boulevard
of Stockbridge)
S.R. 42/U.S. 23 STOCKBRIDGE 100 feet south of 19.86 200 feet south of 20.99 1.13 35
Mann Boulevard Flippen Road
STOCKBRIDGE
Stockbridge
S.R 42/U.S. 23 Elementary 7:00 to 200 feet south of 200 feet north of
***SCHOOL 8:00 am 2:00 to North Lee Street 20.07 East Atlanta Road 20.30 0.23 30
ZONE*** 3:00 pm SCHOOL
DAYS ONLY
*****ATESD*****
1000 feet north of
S.R. 42/U.S. 23 STOCKBRIDGE 200 feet south of 20.99 Valley Hill Road 23.28 2.29 45
Flippen Road (North City Limits
of Stockbridge)
S.R. 138 STOCKBRIDGE Clayton County 0.00 Clayton County 1.23 1.23 45
Line Line
This section of
roadway has an
exception in
S.R. 138 Clayton County 1.23 1.87
from MP 1.23 to
MP 1.87, a
distance of 0.64
miles
Docusign Envelope ID: 5C7B2A7C-2263-432E-AEB7-A8A8DDD0C29D

S.R. 138 STOCKBRIDGE Clayton County 1.87 S.R. 42 2.26 0.39 45
Line
State Route 138
runs common
with State Route
S.R. 138 STOCKBRIDGE 42 from M.P. 2.26
to M.P. 4.82, a
distance of 2.56
miles
3012 feet south of
S.R. 401/(I-75) STOCKBRIDGE Flippen Road 225.23 Eagles Landing 223.53 1.70 70
Parkway
Clayton County 2263 feet south of
S.R. 401/(I-75) STOCKBRIDGE Line 228.80 Walt Stephens 226.00 2.80 70
Road
S.R. 413/(I-675) STOCKBRIDGE S.R. 401 (I-75) 0.00 Clayton County 0.72 0.72 65
Line

OFF-SYSTEM ROADWAYS

ALL OFF-SYSTEM ROUTES WILL NOT BE VERIFIED BY GEORGIA DEPARTMENT OF TRANSPORTATION

WITHIN THE CITY / LENGTH IN SPEED
ROAD NAME TOWN LIMITS OF and/or FROM TO MILES LIMIT
School Name
County Club Drive STOCKBRIDGE Patrick Henry Parkway Eagles Landing Parkway 0.78 35
Davidson Parkway STOCKBRIDGE North Henry Boulevard Clayton County Line 0.70 35
Davis Road STOCKBRIDGE Burke Street S.R. 42 (North Henry 1.81 35
Boulevard)
Eagles Landing Parkway STOCKBRIDGE I-75/S.R. 401 Country Club Drive 0.84 45
Eagles Landing Parkway STOCKBRIDGE S.R. 42 555 feet east of Trade 0.34 45
Center Parkway
East Atlanta Road STOCKBRIDGE S.R. 42 380 feet north of Valley 1.00 35
Hill Road
North City Limits of
East Atlanta Road STOCKBRIDGE 380 feet north of Valley Stockbridge (600 feet 0.82 45
Hills Road north of Stagecoach
Road)
East Lake Parkway STOCKBRIDGE 915 Feet east of Talon S.R. 42 0.45 45
Place
Flippen Road STOCKBRIDGE 210 feet south of S.R. 42/S.R. 138 (North 0.60 35
Fairhaven Road Henry Boulevard)
Flippen Road STOCKBRIDGE 150 feet north of Avian 210 feet south of 1.15 45
Forest Drive Fairhaven Road
M.L.K. Senior Heritage STOCKBRIDGE Love Street South Berry Street 0.57 25
Trail
M.L.K. Senior Heritage STOCKBRIDGE South Berry Street Rock Quarry Road 0.64 35
Trail
North City Limits of
Mount Zion Parkway STOCKBRIDGE S.R. 138 Stockbridge (2900 feet 0.62 45
east of Fielder Road)
Old Atlanta Road STOCKBRIDGE Flippen Road Davidson Parkway 1.00 35
Old Conyers Road STOCKBRIDGE East Atlanta Road 920 feet east of Collier 0.42 35
Road
Old Conyers Road STOCKBRIDGE 920 feet east of Collier Mays Road 0.40 45
Road
Docusign Envelope ID: 5C7B2A7C-2263-432E-AEB7-A8A8DDD0C29D

STOCKBRIDGE
Old Conyers Road Stockbridge Middle 1846 feet east of Collier 390 Feet east of Mays
***SCHOOL ZONE*** School 8:00 to 9:15 am Road Road 0.29 35
3:30 to 4:45 pm SCHOOL
DAYS ONLY
Patrick Henry Parkway STOCKBRIDGE Eagles Landing Parkway 2212 feet south of 0.53 45
Country Club Drive
Red Oak Road STOCKBRIDGE Flippen Road Rock Quarry Road 1.08 35
Rock Quarry Road STOCKBRIDGE 675 feet north of Reeves S.R. 42/S.R. 138 (North 0.70 35
Parkway Henry Boulevard)
Rock Quarry Road STOCKBRIDGE Eagles Landing Parkway 675 feet north of Reeves 1.83 45
Parkway
Shields Road STOCKBRIDGE S.R. 42 Davis Road 0.90 35
Speer Road STOCKBRIDGE S.R. 138 Walt Stephens Road 1.21 45
Spivey Road STOCKBRIDGE S.R. 138 Stonemill Drive 0.46 35
Tye Street STOCKBRIDGE S.R. 42 Red Oak Road 1.10 35
Stockbridge Smith
Barnes Elementary 308 feet North of Misty 380 feet South of 1st
Tye Street School 7:15 to 8:15 am Ridge Trail Street 1.00 35
2:00 to 3:00 pm SCHOOL
DAYS ONL
Tye Street STOCKBRIDGE Red Oak Road Banks Road 0.31 25
Valley Hill Road STOCKBRIDGE East Atlanta Road S.R. 42 1.77 35
Walt Stephens Road STOCKBRIDGE Speer Road Flippen Road 1.73 45
STOCKBRIDGE Red Oak
Walt Stephens Road Elementary 7:15 to 8:15 77 feet west of Carriage
***SCHOOL ZONE*** am 2:00 to 3:00 pm Lake Drive Manderly Drive 0.67 35
SCHOOL DAYS ONLY
*****ATESD*****
Walter Way STOCKBRIDGE S.R. 138 300 feet south of 0.48 35
Davidson Parkway
Walter Way STOCKBRIDGE 300 feet south of Addy Lane 0.48 25
Davidson Parkway

*SCHOOL ZONES ARE EFFECTIVE*

One hour before normal hours of school operation begin until one hour after normal hours of school operation have
concluded for the dismissal of school. SCHOOL DAYS ONLY

**AUTOMATED TRAFFIC ENFORCEMENT SAFETY DEVICE (ATESD) HOURS ARE EFFECTIVE**

One hour before instructional classes begin until one hour after instructional classes have concluded for the dismissal of
school. SCHOOL DAYS ONLY
Certificate Of Completion
Envelope Id: 5C7B2A7C-2263-432E-AEB7-A8A8DDD0C29D Status: Completed
Subject: The Speed Zone Permit Application has been submitted and needs to be reviewed.
Source Envelope:
Document Pages: 4 Signatures: 1 Envelope Originator:
Certificate Pages: 5 Initials: 0 GDOT DocuSign Admin
AutoNav: Enabled 600 W Peachtree St, NW
EnvelopeId Stamping: Enabled Atlanta, GA 30308
Time Zone: (UTC-05:00) Eastern Time (US & Canada) gdot_contracts@dot.ga.gov
IP Address: 143.100.53.13

Record Tracking
Status: Original Holder: GDOT DocuSign Admin Location: DocuSign
7/29/2025 8:08:23 AM gdot_contracts@dot.ga.gov
Security Appliance Status: Connected Pool: StateLocal
Storage Appliance Status: Connected Pool: Georgia Department of Transportation Location: Docusign

Signer Events Signature Timestamp
William Hitchens III Sent: 7/29/2025 8:08:24 AM
sddp@gsp.net Resent: 7/29/2025 8:08:33 AM
Security Level: Viewed: 7/29/2025 8:10:35 AM
.Email Signed: 7/29/2025 8:10:49 AM
7/29/2025 8:10:23 AM Signature Adoption: Uploaded Signature Image
Using IP Address: 167.192.187.90

Electronic Record and Signature Disclosure:
Accepted: 2/6/2024 12:28:38 PM
ID: 69080ad7-c00d-4a41-bd60-ebe81b282a9d

In Person Signer Events Signature Timestamp

Editor Delivery Events Status Timestamp

Agent Delivery Events Status Timestamp

Intermediary Delivery Events Status Timestamp

Certified Delivery Events Status Timestamp

Carbon Copy Events Status Timestamp

Witness Events Signature Timestamp

Notary Events Signature Timestamp

Envelope Summary Events Status Timestamps
Envelope Sent Hashed/Encrypted 7/29/2025 8:08:24 AM
Envelope Updated Security Checked 7/29/2025 8:08:33 AM
Envelope Updated Security Checked 7/29/2025 8:08:33 AM
Envelope Updated Security Checked 7/29/2025 8:08:33 AM
Envelope Updated Security Checked 7/29/2025 8:08:35 AM
Certified Delivered Security Checked 7/29/2025 8:10:35 AM
Signing Complete Security Checked 7/29/2025 8:10:49 AM
Completed Security Checked 7/29/2025 8:10:49 AM

Payment Events Status Timestamps
Electronic Record and Signature Disclosure
Electronic Record and Signature Disclosure created on: 2/24/2016 6:37:22 PM
Parties agreed to: William Hitchens III

ELECTRONIC RECORD AND SIGNATURE DISCLOSURE
From time to time, Georgia Department of Transportation (we, us or Company) may be required
by law to provide to you certain written notices or disclosures. Described below are the terms
and conditions for providing to you such notices and disclosures electronically through your
DocuSign, Inc. (DocuSign) Express user account. Please read the information below carefully
and thoroughly, and if you can access this information electronically to your satisfaction and
agree to these terms and conditions, please confirm your agreement by clicking the 'I agree'
button at the bottom of this document.
Getting paper copies
At any time, you may request from us a paper copy of any record provided or made available
electronically to you by us. For such copies, as long as you are an authorized user of the
DocuSign system you will have the ability to download and print any documents we send to you
through your DocuSign user account for a limited period of time (usually 30 days) after such
documents are first sent to you. After such time, if you wish for us to send you paper copies of
any such documents from our office to you, you will be charged a $0.00 per-page fee. You may
request delivery of such paper copies from us by following the procedure described below.
Withdrawing your consent
If you decide to receive notices and disclosures from us electronically, you may at any time
change your mind and tell us that thereafter you want to receive required notices and disclosures
only in paper format. How you must inform us of your decision to receive future notices and
disclosure in paper format and withdraw your consent to receive notices and disclosures
electronically is described below.
Consequences of changing your mind
If you elect to receive required notices and disclosures only in paper format, it will slow the
speed at which we can complete certain steps in transactions with you and delivering services to
you because we will need first to send the required notices or disclosures to you in paper format,
and then wait until we receive back from you your acknowledgment of your receipt of such
paper notices or disclosures. To indicate to us that you are changing your mind, you must
withdraw your consent using the DocuSign 'Withdraw Consent' form on the signing page of your
DocuSign account. This will indicate to us that you have withdrawn your consent to receive
required notices and disclosures electronically from us and you will no longer be able to use your
DocuSign Express user account to receive required notices and consents electronically from us
or to sign electronically documents from us.
All notices and disclosures will be sent to you electronically
Unless you tell us otherwise in accordance with the procedures described herein, we will provide
electronically to you through your DocuSign user account all required notices, disclosures,
authorizations, acknowledgements, and other documents that are required to be provided or
made available to you during the course of our relationship with you. To reduce the chance of
you inadvertently not receiving any notice or disclosure, we prefer to provide all of the required
notices and disclosures to you by the same method and to the same address that you have given
us. Thus, you can receive all the disclosures and notices electronically or in paper format through
the paper mail delivery system. If you do not agree with this process, please let us know as
described below. Please also see the paragraph immediately above that describes the
consequences of your electing not to receive delivery of the notices and disclosures
electronically from us.
How to contact Georgia Department of Transportation:
You may contact us to let us know of your changes as to how we may contact you electronically,
to request paper copies of certain information from us, and to withdraw your prior consent to
receive notices and disclosures electronically as follows:
To contact us by email send messages to: gdot_contracts@dot.ga.gov

To advise Georgia Department of Transportation of your new e-mail address
To let us know of a change in your e-mail address where we should send notices and disclosures
electronically to you, you must send an email message to us at gdot_contracts@dot.ga.gov and in
the body of such request you must state: your previous e-mail address, your new e-mail address.
We do not require any other information from you to change your email address..
In addition, you must notify DocuSign, Inc to arrange for your new email address to be reflected
in your DocuSign account by following the process for changing e-mail in DocuSign.
To request paper copies from Georgia Department of Transportation
To request delivery from us of paper copies of the notices and disclosures previously provided
by us to you electronically, you must send us an e-mail to gdot_contracts@dot.ga.gov and in the
body of such request you must state your e-mail address, full name, US Postal address, and
telephone number. We will bill you for any fees at that time, if any.
To withdraw your consent with Georgia Department of Transportation
To inform us that you no longer want to receive future notices and disclosures in electronic
format you may:
i. decline to sign a document from within your DocuSign account, and on the subsequent
page, select the check-box indicating you wish to withdraw your consent, or you may;
ii. send us an e-mail to gdot_contracts@dot.ga.gov and in the body of such request you
must state your e-mail, full name, IS Postal Address, telephone number, and account
number. We do not need any other information from you to withdraw consent.. The
consequences of your withdrawing consent for online documents will be that transactions
may take a longer time to process..

Required hardware and software
Operating Systems: Windows2000? or WindowsXP?
Browsers (for SENDERS): Internet Explorer 6.0? or above
Browsers (for SIGNERS): Internet Explorer 6.0?, Mozilla FireFox 1.0,
NetScape 7.2 (or above)
Email: Access to a valid email account
Screen Resolution: 800 x 600 minimum
Enabled Security Settings:
•Allow per session cookies

•Users accessing the internet behind a Proxy
Server must enable HTTP 1.1 settings via
proxy connection
** These minimum requirements are subject to change. If these requirements change, we will
provide you with an email message at the email address we have on file for you at that time
providing you with the revised hardware and software requirements, at which time you will
have the right to withdraw your consent.
Acknowledging your access and consent to receive materials electronically
To confirm to us that you can access this information electronically, which will be similar to
other electronic notices and disclosures that we will provide to you, please verify that you
were able to read this electronic disclosure and that you also were able to print on paper or
electronically save this page for your future reference and access or that you were able to
e-mail this disclosure and consent to an address where you will be able to print on paper or
save it for your future reference and access. Further, if you consent to receiving notices and
disclosures exclusively in electronic format on the terms and conditions described above,
please let us know by clicking the 'I agree' button below.
By checking the 'I Agree' box, I confirm that:

• I can access and read this Electronic CONSENT TO ELECTRONIC RECEIPT OF
ELECTRONIC RECORD AND SIGNATURE DISCLOSURES document; and

• I can print on paper the disclosure or save or send the disclosure to a place where I can
print it, for future reference and access; and

• Until or unless I notify Georgia Department of Transportation as described above, I
consent to receive from exclusively through electronic means all notices, disclosures,
authorizations, acknowledgements, and other documents that are required to be
provided or made available to me by Georgia Department of Transportation during the
course of my relationship with you.
FEBRUARY 9, 2026

Ryan Anderson

Community Development

ADOPTION OF NEW CITY OF STOCKBRIDGE MAPS FOR 2026. (Citywide)
Council consideration of the adoption of four maps for the City of Stockbridge, including the City Limits Map, the Future
Land Use Map, the Zoning Map, and the Overlay Districts Map.

These maps have been updated to reflect recent annexations of new properties into the City, the de-annexations of
other properties from the City (within the Manderley Subdivision), and the rezoning of certain properties for proposed
new developments.

0.00
ADOPTION OF NEW CITY OF STOCKBRIDGE MAPS FOR 2026

APPROVAL AND ADOPTION
Adoption of New
City of Stockbridge
2026 Maps
City Council Meeting
February 9, 2026
Approved 2025
Changes
Includes annexations, de-annexations, Comprehensive
Plan amendments (for land use changes), and
rezonings.
Approved Changes: 02/10/2025
• Parcel #089-01001000, 089-01001003
◦ AX-2024-02
◦ RZ-2024-10: PUD
◦ CP-2024-09: MDMU
Approved Changes: 04/13/2025
• Parcel #S26-01014000
◦ RZ-2025-02: SR  PUD
Approved Changes: 04/13/2025 (cont.)
• DX-2024-05 • DX-2024-06 • DX-2024-08
◦ 013A01004000 ◦ 013A01002000 ◦ 013A01129000
◦ 013A01005000 ◦ 013A01003000 ◦ 013A01131000
◦ 013A01006000 • DX-2024-07 ◦ 013A01128000
◦ 013A01011000 ◦ 013A01024001
◦ 013A01007000 ◦ 013A01040000
◦ 013A01010000 ◦ 013A01045000
◦ 013A01008000
◦ 013A01009000
Approved Changes: 06/09/2025
• Parcel #070-01012001
◦ AX-2024-03
◦ RZ-2024-12: OI
◦ CP-2024-03: LDMU
• Parcel #032-01030012
◦ CP-2024-10: HDR  LDMU
Approved Changes: 07/15/2025
• Parcels #032-02005001, 032-02006000
◦ AX-2025-01
◦ RZ-2025-01: PUD
◦ CP-2024-01: MDR
Proposed New
City of Stockbridge
2026 Maps
2026 Official City Limits Map
2026 Official Future Land Use Map
2026 Official Zoning Map
2026 Official Overlay Districts Map
B ryant St
Road Name Change O akla

Proposal Map
Lee St to MLK Jr Way

M ann B l vd
N Le e St

M ill
Legend
C er es a Dr
Street Limits of
Lee St

N Lee St
M ann Blvd

dge
N H en ry Blv
d 23
23 N He nry Blv d

Stockbridge
Elementary

L a ne Dr
School

R o ck Quarry Rd
S Lee St
´ S p rin g S t

v a C ir
No

Jacks on Dr
Patrick Henry
High School ov
a Cir

S L ee St Microsoft, Vantor, Esri Community Maps Contributors, © OpenStreetMap,
S L TomTom,
Microsoft, Esri, e e S t Garmin, SafeGraph, GeoTechnologies, Inc, METI/
0 0.01 0.03 0.06 0.09 0.12 NASA, USGS, EPA, NPS, US Census Bureau, USDA, USFWS
Miles Creator: Brennen Reilly
Date: 02/06/2026
February 9, 2026

Ryan Anderson

COMMUNITY DEVELOPMENT

LIVABLE CENTERS INITIATIVE (LCI)—FUNDING REQUEST. Consideration of Community Development’s request for
a letter of financial commitment for a local match not to exceed $30,000 to support the City’s effort to compete for a
grant from the Atlanta Regional Commission (ARC) to undertake a new LCI study for the City. The funding cycle closes
on February 27, 2026.

The City completed its last LCI study in 2001 and conducted a 10-year update in 2012 to reassess land use,
transportation, housing, and redevelopment strategies in response to changing community and market conditions.
Previous LCI efforts have guided improvements such as sidewalk expansions, streetscape upgrades, zoning overlays,
and the Town Center Project framework.

30000
LIVABLE CENTERS INITIATIVE (LCI)—FUNDING REQUEST. Consideration of Community Development’s request for
a letter of financial commitment for a local match not to exceed $30,000 to support the City’s effort to compete for a
grant from the Atlanta Regional Commission (ARC) to undertake a new LCI study for the City. The funding cycle closes
on February 27, 2026.

Approval for a letter of financial commitment
City of
Stockbridge
LIVABLE CENTERS INITIATIVE 10-YEAR UPDATE

July 9, 2012 - As Adopted

Prepared for:
The City of Stockbridge, Georgia

Prepared by:
Tunnell-Spangler-Walsh & Associates
Keck & Wood, Inc.
Marketek, Inc.
DW Smith Design Group
Mayor and City Council
Lee Stuart, Mayor
Mark Alarcon, Councilman
Robin Buschman, Councilwoman
Harold L. Cochran, Councilman
Richard Steinberg, Councilman
Alphonso Thomas, Councilman

Project Management Team

Caleb Racicot
Tunnell-Spangler-Walsh & Associates Project Manager
July 9, 2012

Table of Contents
Part 1: Introduction
1.1 Overview. .................................................................................................................................................................3
Study Goals. .................................................................................................................................................................................. 3
Study Area Boundaries............................................................................................................................................................ 4
Part 2: Existing Conditions
2.1 Existing Plan Assessment...................................................................................................................................9
5-Year Action Plan Accomplishments............................................................................................................................... 9
Land Use Regulation Assessment.....................................................................................................................................11
Transportation Plan Assessment......................................................................................................................................12
Potential Implementation Obstacles...............................................................................................................................12
2.2 Land Use................................................................................................................................................................13
Land Use.......................................................................................................................................................................................13
Future Land Use Plan.............................................................................................................................................................16
Zoning. ..........................................................................................................................................................................................18
Environmental Factors..........................................................................................................................................................21
2.3 Transportation....................................................................................................................................................24
Traffic Systems..........................................................................................................................................................................25
Pedestrian Facilities...............................................................................................................................................................30
Bicycle Facilities.......................................................................................................................................................................33
Public Transportation............................................................................................................................................................35
2.4 Markets & Economics .......................................................................................................................................36
Methodology. .............................................................................................................................................................................36
Target Market Profile.............................................................................................................................................................36
Residential Market Analysis. ..............................................................................................................................................40
Retail Market Analysis. .........................................................................................................................................................43
Office Market Analysis. .........................................................................................................................................................45
Land Values.................................................................................................................................................................................46
2.5 Urban Design & Historic Resources.............................................................................................................48
Urban Design............................................................................................................................................................................. 48
Historic Resources. .................................................................................................................................................................52
2.6 Public Facilities & Spaces. ...............................................................................................................................53
Public Facilities.........................................................................................................................................................................53
2.7 Lifelong Communities.......................................................................................................................................56
Part 3: Public Process
3.1 Public Process. ....................................................................................................................................................61
Interviews and Surveys. .......................................................................................................................................................61
Public Meetings.........................................................................................................................................................................63
Communication Tools............................................................................................................................................................ 64
3.2 Image Preference Survey.................................................................................................................................65
Part 4: Recommendations
4.1 Overview of Recommendations. ...................................................................................................................71
Future Vision..............................................................................................................................................................................71
4.2 Land Use Recommendations..........................................................................................................................74

July 9, 2012

Land Use Policies .....................................................................................................................................................................74
Land Use Projects ....................................................................................................................................................................78
Environmental Policies .........................................................................................................................................................86
Environmental Projects .......................................................................................................................................................87
4.3 Transportation ..........................................................................................................................................................88
General Transportation Policies .......................................................................................................................................88
Vehicular Transportation Projects ..................................................................................................................................89
Pedestrian and Bicycle Policies.........................................................................................................................................92
Transit Policies .........................................................................................................................................................................97
Transit Projects ........................................................................................................................................................................97
4.4 Markets & Economics ..............................................................................................................................................98
Market & Economic Policies................................................................................................................................................98
Market & Economic Development Projects .................................................................................................................99
4.5 Urban Design & Historic Resources................................................................................................................. 102
Urban Design & Historic Resource Policies .............................................................................................................. 102
Urban Design & Historic Resource Projects............................................................................................................. 103
4.6 Public Facilities & Spaces .................................................................................................................................... 106
Public Facilities Projects ................................................................................................................................................... 106
Public Space Projects .......................................................................................................................................................... 108
Part 5: Implementation
5.1 Action Plan ........................................................................................................................................................ 113
Steps Toward Implementation ....................................................................................................................................... 114
Transportation Project Matrix ....................................................................................................................................... 116
Other Project Matrix ...........................................................................................................................................................122
5.2 Zoning and Land Use Changes .................................................................................................................... 124
5.3 Population and Employment Changes ..................................................................................................... 126
5.5 Consistency with LCI Goals .......................................................................................................................... 128
5.5 Lifelong Communities ................................................................................................................................... 130

ii City of Stockbridge Livable Centers Initiative Study 10-Year Update
CITY OF STOCKBRIDGE
LIVABLE CENTERS INITIATIVE 10-YEAR UPDATE

Part 1: Introduction
July 9, 2012
July 9, 2012

This page has been intentionally left blank.

 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

1.1 Overview
The Livable Centers Initiative (LCI) program is intended to promote
greater livability, mobility and development alternatives in existing
corridors, employment centers, and town centers. The rationale
behind the program is that directing development towards areas with
existing infrastructure will benefit the region and minimize sprawling
land use patterns. Minimizing sprawl, in turn, will potentially reduce
the amount of vehicle miles traveled and the air pollution associated
with those miles. Thus, the LCI program is a vehicle whereby the
Atlanta Regional Commission (ARC) can attempt to direct mixed-
use and mixed-income development towards areas with existing
infrastructure by providing study and implementation dollars.

In this context, the City of Stockbridge undertook one of the first One of the goals of the LCI
program is to promote more livable
LCI studies in 2001, when a master plan was prepared for its
communities
traditional downtown, the State Route (SR) 138 corridor, and nearby
residential areas. The vision of this plan called for strengthening
and expanding the downtown area; promoting commercial growth
along SR 138; establishing a regional activity center near I-675;
improving multi-modal transportation connections; and updating
land use regulations.

Since the 2001 plan’s completion, the City has implemented several
of its recommendations, while others remain unfinished or irrelevant
due to changing conditions or obstacles that could not be overcome.
In this light, the purpose of this 10-year update is to reevaluate and
update the previous LCI vision to reflect current market conditions
and changing community needs. Doing so will ensure that the plan
remains relevant, and will position the community for transportation
implementation funds available through the LCI program.
New sidewalks on East Atlanta Road
Study Goals were planned during the 2001 LCI

As a 10-year LCI update, this study is guided by both local and
regional planning goals. Key local goals include creating a plan
that serves the needs of the area residents and provides a market-
based strategy for realizing a vibrant community center. Regional
goals, as established by the LCI program, include to:
• Encourage a diversity of medium to high-density, mixed-income
neighborhoods, employment, shopping and recreation choices
at the activity and town center level.
• Provide access to a range of travel modes, including transit,
roadways, walking and biking to enable access to all uses within
the study area.
• Through transportation investments, increase the desirability of
redevelopment of land served by existing infrastructure at activ-
ity and town centers. Well designed development can
• Preserve the historic characteristics of activity and town centers encourage alternatives to driving
and create a community identity.

Part 1: Introduction 
July 9, 2012

• Develop a community-based transportation investment program
at activity and town center levels that will identify capital projects,
which can be funded in the annual Transportation Improvement
Program (TIP).
• Provide transportation infrastructure incentives for jurisdictions
to take local actions to implement the resulting activity or town
center study goals.
• Provide for the implementation of the Regional Development Plan
(RDP) policies, quality growth initiatives and Best Development
Practices in the study area, both through local governments and
at the regional level.
• Develop a local planning outreach process that promotes the
involvement of all stakeholders particularly low income, minority
and traditionally under-served populations. Successful LCI plans are based on
BARTOW

• Provide planning funds for development of activity and town community involvementCHEROKEE FORSYTH HALL

centers that showcase the integration of land use policy and
regulation and transportation investments with urban design
BARROW

tools.
GWINNETT

Regional Context COBB

PA U L D I NG

Stockbridge is located just east of the junction of I-75 and I-675
in northwest Henry County, approximately 16 miles southeast of
WA LT O N

FULTON DEKALB

downtown Atlanta. Established in 1829, the city was historically a DOUGLAS

self-contained community set in a rural landscape until growth from ROCKDALE

Atlanta starting in the 1980s transformed much of the surrounding Study
countryside into subdivisions, industrial parks, and shopping Area
centers. As one of the first parts of Henry County to suburbanize,
CLAYTON
 NEWTON

Stockbridge is starting to face many of the same issues that other HENRY

aging suburban areas across the region are also experiencing. FAY E T T E

Map showing the study area’s
Study Area Boundaries
C O W E TA JASPER

location in the Atlanta region BUTTS

SPALDI NG

The study area is roughly bounded by Davis Road to the north, MERIWETHER PI KE LAMAR

Rock Quarry Road to the east, Walt Stephens Road/Red Oak
Road to the south, and I-75/I-675 to the west. It includes the
traditional downtown of Stockbridge, commercial areas along North
Henry Boulevard (SR 138/42), and surrounding residential areas.
Approximately 2,661 acres of land are included in the study area,
of which 2,094 lie within the City of Stockbridge. Of the remaining
area, approximately 520 acres are within unincorporated Henry
County, and 47 acres are within unincorporated Clayton County.

Due to the study area’s large size, and a previously-identified
community desire to preserve Stockbridge’s existing neighborhoods,
the study area also includes a smaller focus area that includes the
SR 138 corridor and the traditional downtown area. This area reflects
those areas of Stockbridge most likely to change or redevelop in
The study area includes a small
the next 25 years, and will serve as the focus of this plan’s land use focus area centered on SR 138 and
and transportation updates. Stockbridge’s downtown

 City of Stockbridge Livable Centers Initiative Study 10-Year Update
Figure 1.1:

Study Area Map

el Dr
Part 1: Introduction

About This Map 675 Davis Rd
This map shows the LCI study Collier
Rd
Dr
area. It includes a Focus Area N Henry k
Da Oa
Freeway
along SR 138 and in the town vi dso Junction SC Blvd Ri
Meadow R id ge
Exit 1 n
N e Stockbridge
center that reflects those parts Dr dg
Pk n Lakes SC
Ru
Shields Rd
of Stockbridge most likely to wy Rd
Cochran ers
redevelop in the next 25 years. La
C ony
n dover Dr Park Old
Wal-Mart

Post Mays
Office Corner SC
Meadow
Ridge Wy
d Cir
rR Askew Dr
k Clark
ee ee
vd Sp
Club Cir Cr Community
N Park Merle Duvall Dr
ke s Bl r Focus Area Manders
Clayton County e No Conf Ctr
Davidson S to an (approx.)
wy irl rth
Pk Fa He
Henry County ir W W ay n nr
ne idso y Bru
Bl s h Cre ek
v Dr
vd
Da Cochran Bryant St
lly Library
na D r
N un Club
Parkwood Dr
75 Dr
W Burke St
ard Dr Love St
pp Burks
ha
Walter Way
Sh
e ve
n Cemetery
Woo
d 138 Club Dr N Berry St
Burke St City Hall N Lee St
Ward St
Center St Mann Blvd
Exit 228 wy
nta H
A tl a
Addy Ln Dr Old
Townsend Bend Armitage Way 23
s Ct Stockbridge
Bowen
Ln St McCa Nolan St
ie
Seab
s gs in ES
or s e
Su
Way 1st St
oard
Sp Hillcrest St Cr
rin Central Line S Lee St
Iron H
o eek Tr
il l Mimosa Rd Patrick
N Bridge Dr Tye St Henry HS
ch St St
ir College Ave
C hur
al d
S Berry
nw
Appleton Blvd se 2nd St
Ro
ry S Ra
eta ilr
Sheffield Ct Silent Ave Welch St oa
Stockbridge Smith Cem St
Wilson Ave
Reev
es Barnes
Rock Quarry Rd
City Limits Cre Wilson St
ek ES
Fairhaven Blvd

Memorial
Childs St Park
Gl ynn Ad dy Dr
Rd

Flippe Mi s ty R idge Trl
Tra
or
Tramore Pass
Dr

G ra
nd
Oa
ks
Wa
Due West Dr y

Northwind Dr
B ay Co urt Dr

ak R d
Legend Rd Red O
ens
S teph
Walt
Study Area
This map produced using data provided by the City of Stockbridge, Henry County, Miles
the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates,
and other public sources. Data are not guaranteed.
Park/Cemetery 0 0.125 0.25 0.5
July 9, 2012

Study Area
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE
August 11, 2011
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group
July 9, 2012

This page has been intentionally left blank.

 City of Stockbridge Livable Centers Initiative Study 10-Year Update
CITY OF STOCKBRIDGE
LIVABLE CENTERS INITIATIVE 10-YEAR UPDATE

Part 2: Existing Conditions
July 9, 2012
July 9, 2012

This page has been intentionally left blank.

 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

2.1 Existing Plan Assessment
Periodic assessment and evaluation is an essential part of the community planning progress. Because
planning is impacted by a variety of internal and external forces, the ARC requires such assessment for
LCI plans in order to ensure that they remain relevant to the communities they are intended to serve.

Since the completion of its initial LCI study in 2001, the City of Stockbridge has made significant progress
in implementing the recommendations of said plan and its subsequent 5-year update conducted in 2006.
The City’s accomplishments are summarized below and in the tables that follow.

5-Year Action Plan Accomplishments
The 5-Year Action Plan in the 2006 LCI update identified 23 tasks for the City of Stockbridge to undertake
to bring the plan’s vision to reality. While many of these extended beyond 2011, the action plan’s suggested
time frame, the City of Stockbridge has nevertheless made progress in plan implementation, with three
tasks completed and an additional six underway.

Table 2.1 Report of Accomplishment (5-year)
Status

Construction
Complete Underway Not Started Not Relevant
PE Year
Project Description Notes

Year

Transportation Initiatives
Clark-Gardner Park Construct minimum 8 ft. wide 2008 2011 X
Multi-Use Trail and trail connecting Gardner Park/E.
Underpass Atlanta Road with Clark Park/
Davis Road via tunnel under
NSRR
Davis Road Multi-Use Construct minimum 8 ft. wide 2012 2013 X Right-of-way limitations
Path side path trail along Davis Road make a sidewalk more
from US 23 to tunnel. feasible.
Ward Street Pedestrian Install sidewalks/streetscape 2012 2013 X
Facilities along Ward Street from US 23 to
Love Street.
Flippen Road Sidewalks Install Sidewalks along Flippen 2013 2014 X
Road from Red Oak Road to US
23.
Shields Road Sidewalks Install Sidewalks along Shields 2013 2014 X
Road from US 23 to Davis Road
Bryant Street/North Lee Install Sidewalks along Bryant 2013 2014 X
Street Sidewalks Street/North Lee Street from US
23 to East Atlanta Road.
Old Downtown Reconstruct streetscape in Old 2013 2014 X Plans have been
Streetscape Downtown along Railroad Street completed for
from US 23 to Love Street; Burke improvements on Berry
Street from US 23 to Davis Street.
Road; Love Street from Burke
Street to Ward Street; and Jim
Clark Street from Railroad Street
to Burke Street.
Davidson Parkway to Bypass to remove through traffic 2011 2016 X
Flippen Road Bypass from town center area

Part 2: Inventory and Analysis 
July 9, 2012

Status

Construction
Complete Underway Not Started Not Relevant
PE Year
Project Description Notes

Year

Rock Quarry Road 2011 2016 X The current traffic volume
Extension does not support this as a
public project. Comparable
connectivity in the area
should be provided with
private development.
Nolan Street Sidewalks Install sidewalks to provide a X This project was
safer walk to access business highlighted on the LCI and
than high-traffic SR 138 will be pursued if funding
becomes available.
Flippen Road Bike Lanes Bicycle lanes to improve cycling 2012 2014 X
East Atlanta Road Improved facilities from Old 2009 2010 X
Streetscape Conyers Road to SR 138
Reeves Creek Trail Multi-use trail from Memorial 2008 2010 X Phase I is complete. City is
Park to Flippen Road pursuing Phase II.
Transit Infrastructure Transit service in study area X City will continue to
coordinate with the State
and Henry County to
pursue transit initiatives.
Housing Initiatives
Downtown Master Plan Implement New Downtown 2012-2015 X
Master Plan (to include condos
and townhome developments)
Accessory Dwelling Amend/expand Overlay District 2012-2015 X
Zoning Updates to allow for accessory dwelling
units in the area surrounding the
Town Center.
Other Local Initiatives
SR 138 Overlay State Route 138 Overlay District 2011 X City will issue RFP later
Ordinance this year.
Town Center Master Implement Town Center Master 2012-2015 X Plan completion has been
Plan Completion Plan (Construct 112,214 sf Office stalled by the economy
and Commercial portion)
Town Center Green Implement Town Center Master 2012-2015 X Plan completion has been
Space Plan (Construct 1.58 acre green stalled by the economy.
space portion)
Town Center Master Implement Town Center Master 2012-2015 X Plan completion has been
Plan Offices Plan (Construct 50,000 sf Civic stalled by the economy.
Office portion) The City is current
exploring options for
temporary public uses of
the vacant land.
Architectural Design Prepare architectural/design 2011 X
Guidelines guidelines for reconstruction
of “old” downtown streetscape
(Railroad and Burke Street)
LCI 10-Year Update Update plan to reflect current 2012 X
market conditions and
community needs

10 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Status

Construction
Complete Underway Not Started Not Relevant
PE Year
Project Description Notes

Year

Old City Hall Reuse Plan for re-use of existing 2008 X
City Hall when new facility is
completed.

Land Use Regulation Assessment
Significant progress has been made in updating land use policies and zoning to reflect the vision of the
2001 LCI study. The Joint County/Cities Comprehensive Plan 2030 that was adopted in 2008 aligns with
the plan’s vision, resulting in no inconsistencies between the 2001 LCI study vision (shown below) and
the future land use plan. Zoning was also updated to reflect the plan’s vision through the creation of a
High Rise Mixed-Use Overlay District for the area near I-675 and an Old Town Overlay for the historic
core. The only unfinished zoning item from the original plan is a design-focused overlay for North Henry
Boulevard (SR 138/42). Fortunately, the City plans on moving forward with this effort in the near future,
following the outcome of this 10-year update.

Figure 2.1: 2001 LCI Study Proposed Land Use Plan/Overlay District

Part 2: Inventory and Analysis 11
11
July 9, 2012

Transportation Plan Assessment
As part of this 10-year update, deliberate attention was given to
integrating previous transportation planning efforts. To this end,
the Joint Henry County/Cities Transportation Plan and the regional
Envision6 Transportation Plan were reviewed and incorporated.
For this reason, there is no inconsistency between the LCI plan and
other transportation initiatives.

Potential Implementation Obstacles
As with other communities, one of the greatest challenges
to achieving LCI visions has been, and will continue to be,
transportation funding. Public funds never match need, especially
for competitive regional grants, but Stockbridge has, nevertheless,
been successfully awarded several funding requests.

In addition, the current state of the Atlanta real estate market has
slowed efforts to develop the Town Center Master Plan as envisioned
in the original LCI. Although public buildings, streetscapes, and
open spaces have been realized, the critical private sector element
has yet to materialize. As a result, the housing, shops, and offices
that were so essential to the initial plan remain absent, and their
development sites lie graded and unbuilt. Whether the type of vertical
mixed-use development envisioned is still financially viable remains
to be seen, and represents a key focus of the 10-year update.

The failure of the Town Center Master Plan to completely materialize
also contributes to another potential implementation challenge -
the lack of a community focal point. Without a clearly defined core
serving Stockbridge residents it may be challenging for the average
citizen to support future LCI-related efforts, particularly given the
city’s spread out nature. Fortunately, if the Town Center Master The mixed-use development and
structured parking envisioned in 2006
Plan can be restarted when the economy improves, this potential
is unlikely to be developed today
obstacle will probably only be temporary.

Finally, the implementation of specific public and private projects envisioned in this plan will always be
impacted by concerns from affected citizens. Designing in a way that minimizes negative impacts will
always present a challenge.

12 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

2.2 Land Use
Land Use
Land uses and the relationship between them impact the quality
of life in a community. Different land uses have varying impacts on
transportation and utility systems. The arrangement of land uses
and their proximity also support or discourage different modes of
travel, including bicycling, walking, and transit use; this can directly
impact the vehicular system by reducing or increasing traffic.

Towns and cities were traditionally built as mixed-use environments
with housing, shops, offices, religious institutions, schools, parks,
and factories all within a short walk of one another. As the benefits
The five-minute or quarter-mile walk
of mixed-use areas are rediscovered, it is increasingly important to is central to walkable communities
understand the uses that can operate within an acceptable walking
distance of five to ten minutes. Many uses are compatible, including
retail, office, open space, civic, and residential uses. Others, such as
industrial and transportation services, are more difficult to reconcile
in a mixed-use setting.

Existing Conditions

The study area is marked by a variety of land uses as shown in
Table 2.1. Due to the study area’s large size, it includes a variety
of land uses ranging from intense commercial development along
North Henry Boulevard (SR 138/42), to undeveloped land along
Flippen Road. The most prevalent land use, however, is single-
family residential, which can be found across the study area,
frequently interspersed with pockets of townhouses, duplexes, and
apartments.
Traditional towns include a mix of
uses in a walkable layout
Table 2.1: Existing Land Uses
Percent of Study
Land Use Parcels Acres
Area
Single-family 2032 834.1 31.3%
Mobile Home Park 3 58.1 2.2%
Residential 1-4 Stories 168 125.1 4.7%
Low Density Commercial 195 244.2 9.2%
Public/Institutional 22 114.8 4.3%
Industrial 10 101.0 3.8%
Park/Cemetery 20 69.8 2.6%
Undeveloped/Wooded 79 610.9 23.0%
Vacant Lot/Site 204 200.5 7.5%
Transportation/Utilities 6 32.0 1.2%
Rights-of-Way n/a 270.9 10.2%
Total 2,739 2661.3 100.0%

Part 2: Inventory and Analysis 13
13
July 9, 2012

Other than a few exceptions in Stockbridge’s historic core, the
orientation and design of land uses in the study area focus completely
on vehicular transportation. Uses are designed for access by car,
and the distances between different uses (for example, offices
and restaurants) are too great to walk, even if quality sidewalks
were provided. The result is that the study area’s land uses fail to
maximize the use of existing transit, or even provide residents with
facilities that they can easily walk to, if so desired.

Strengths
• There is a wide mix of land uses in the area, ensuring that most
daily needs are provided.
• The area has excellent proximity to I-75, I-675, Hartsfield-
Jackson Atlanta International Airport, and the Atlanta region. Most land uses in the study area are
• Neighborhoods provide a good single-family base. laid out for access by car
• Institutional uses, including schools, churches, and public facili-
ties, anchor the study area.
Weaknesses
• The lack of housing types suitable for an aging population could
be a challenge as residents age and their needs change.
• There is a lack of mixed-use or pedestrian-friendly land uses.
• Existing land uses are generally auto-oriented.
• Some commercial buildings are nearing obsolescence.
• Existing land uses do not provide many employment opportuni-
ties beyond retail, service, and government jobs.
• A large amount of unbuilt single-family lots exist.
• Commercial encroachment into single-family areas along North
Henry Boulevard (SR 138/42) has contributed to visual clutter;
The study area has many
accommodating commercial parking and signs is often difficult. undeveloped home lots
Opportunities
• Creating an activity center near I-75 could expand employment
and housing options.
• New land use patterns could support alternatives to driving.
• Additional housing options for all ages could be provided.
Threats
• Long-term, the continuation of nearly three miles of commercial
uses on North Henry Boulevard (SR 138/42) may be unsustain-
able and excessive; regional and national trends are favoring
more concentrated commercial activity at strategic locations.
• The state of the region’s real estate markets could limit growth
for years to come.
• The costs of redevelopment and unproven market for vertical
mixed-uses could limit growth until the market matures. Elderly housing could allow residents
• Ill-planned development could preclude a new growth model. to remain in the area as they age

14 City of Stockbridge Livable Centers Initiative Study 10-Year Update
el Dr

675 Davis Rd
Collier
Rd
N Henry Dr
Da Oa
Freeway
vi dso Junction SC Blvd Ri
Meadow R id ge
N e Stockbridge
Exit 1 Dr dg
Pk n Lakes SC
Ru
Shields Rd
wy Rd
Cochran ers
La
C ony
n dover Dr Park Old
Wal-Mart

Post Mays
Office Corner SC
Meadow
Ridge Wy
Askew Dr Cir
rR k Clark
ee ee
vd Sp
Club Cir Cr Community
N Park Duvall Dr
ke s Bl r Merle
Clayton County e
Davidson S to an
No Manders
wy irl rth
Conf Ctr
Pk Fa He
Henry County ir W W ay n nr
ne idso y Br u
Bl s h Creek
v Dr
vd
Da Cochran Bryant St
Part 2: Inventory and Analysis

lly Library
na D r
Turning Pte Parkwood Dr
75 N un Dr Club
W Burke St
ard Dr Love St
pp Burks
ha
Walter Way
Sh
e ve
n Cemetery
Club Dr
oo N Berry St City
d 138 Burke St
Hall
N Lee St
Ward St
Center St Mann Blvd
Exit 228
Addy Ln Dr Hw
Armitage Way
O l d Atl a n ta 23
Stockbridge
Townsend Bend
s Ct
Bowen
Ln St McCa Nolan St ES
ie
Seab
gs in
or s e
S us Way 1st St
oard
Sp Central Line
Hillcrest St Cr S Lee St
rin
Iron H
o eek Tr
il l Mimosa Rd
N Bridge Dr Patrick Henry
Alternative
ir h St St School College Ave
al d Tye St
C Chu
nw rc
S Berry
Appleton Blvd se 2nd St
Ro
ry S Ra
eta ilr
Sheffield Ct Silent Ave Welch St oa
Legend Smith Cem St
Wilson Ave
Stockbridge Reev
es Barnes
Rock Quarry Rd
Cre Wilson St
City Limits e k ES
Fairhaven Blvd
Single-Family
Childs St
Gl ynn Ad dy Dr
Mobile Home Park Rd

Flippe Mi s ty R idge Trl
Residential 1-4 Stories n
Tra
or
Tramore Pass
Low Density Commercial Dr
Transmission Line

Public/Institutional G ra
nd
Oa
Industrial ks
Wa
Due West Dr y

Park/Cemetery
Northwind Dr
B ay Co urt Dr

ak R d
Rd Red O
Undeveloped/Wooded ens
S teph
Walt
Vacant Lot/Site
This map produced using data provided by the City of Stockbridge, Henry County, Miles
the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates,
and other public sources. Data are not guaranteed.
Transportation/Utilities 0 0.125 0.25 0.5

Existing Land Use Figure 2.2:
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE
December 22, 2011 Existing Land
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group

Use
15
15
July 9, 2012
July 9, 2012

Future Land Use Plan
Aside from existing land uses, land use considerations are
also affected by the future land use designations of the local
comprehensive plan. Such designations need not reflect on-the-
ground uses today, but rather express the long-term land use vision
for growth. They establish local policies that, under state law, must
support proposed rezoning requests.

Existing Conditions

The future land use designations shown in Figure 2.2 are taken from
the Joint Henry County/Cities Comprehensive Plan 2030. Generally
speaking, the land use classifications reflect a proactive vision for
future growth consistent with the vision of the 2001 LCI study. Walkable communities are becoming
important as the population ages
In addition, the Comprehensive Plan incorporates a variety of
policies striving to preserve existing Stockbridge neighborhoods
while supporting more walkable, mixed-use development in strategic
areas, including in the traditional downtown. Many of these were
informed by the 2001 LCI effort and, therefore, are likely to support
the vision that will emerge from this current effort.

Strengths
• The Comprehensive Plan contains many policies consistent
with the principles of the LCI program, including concentrating
mixed-use development in strategic locations, while preserving
and protecting nearby neighborhoods.
• Current land uses classifications allow the area to accommo-
date growth without commercial or multifamily encroachment
into single-family areas.
• The “Suburban Employment Center” classification near I-75/I- Current land use policies encourage
mixed-use development in the
675 and the “Mixed-Use” classification downtown support a
downtown area
broad range of possibilities and allows the study area to respond
to changing markets.
Weaknesses
• The “Mixed-Use” classification does not encompass the entire
downtown, notably excluding the historic core along North Berry
and Burke Streets.
Opportunities
• Amendments to the future land use map could make it more
compatible with the vision emerging from this study.
Threats
• Commercial classifications along much of North Henry Boulevard
(SR 138/42) could perpetuate its role as a barrier between the
core of Stockbridge and nearby neighborhoods unless provi-
sions are made for walkability in these areas. Existing classifications support
commercial growth on SR 138

16 City of Stockbridge Livable Centers Initiative Study 10-Year Update
el Dr

About This Map 675 Davis Rd
This map shows existing future Collier
Rd
Dr
land use classifications from N Henry k
Da Oa
the 2030 Joint Henry vi d so Ri
Blvd
Meadow R id ge
County/Cities Comprehensive N e
Dr dg
Pk n
Ru
Shields Rd
Plan. Classifications reflect a wy Rd
Cochran ers
long-term vision and serve as Exit 1 La
C ony
n dover Dr Park Old
the legal basis for zoning
activities.
Meadow
Ridge Wy
d Cir
rR Askew Dr
ee ee
vd Sp
Club Cir Cr
Duvall Dr
ke s Bl r
Clayton County e No
Davidson S to an
wy irl rth
Pk Fa He
Henry County ir W W ay n nr
ne idso y Bru
Bl s h Cre ek
v Dr
vd
Da Bryant St
Part 2: Inventory and Analysis

lly
Suburban na D r
N un Club
Parkwood Dr
75 Dr
W Burke St
Employment ard Dr Love St
pp
ha
Walter Way
Sh
e ve
Center Woo N Berry St
d 138 Club Dr Burke St N Lee St
Ward St
Center St Mann Blvd
Exit 228 wy
nta H
A tl a
Addy Ln Dr Old
Townsend Bend Armitage Way 23
s Ct
Bowen
Ln St McCa Nolan St
ie
Seab
gs in
or s e
S us Way 1st St
oard
Sp Hillcrest St Cr
Legend rin Central Line S Lee St
Iron H
o eek Tr
il l Mimosa Rd
Low Density Residential N Bridge Dr Tye St

(1.0-2.0 units/acre) ch St St
ir College Ave
C hur
al d
S Berry
Medium Density Residential
nw
(2.0-3.6 units/acre) Appleton Blvd se 2nd St
Ro
ry S Ra
Medium-High Density Residential Sheffield Ct eta ilr
oa
Silent Ave Welch St
Stockbridge Cem St
Wilson Ave
(3.6-6.0 units/acre) Reev
es
Rock Quarry Rd
City Limits Cre Wilson St
ek
High Density Residential Fairhaven Blvd

(6-16 units/acre) Memorial
Childs St Park
Gl ynn Ad dy Dr
Rd
Commercial
Flippe Mi s ty R idge Trl
General Commercial n
Tra
(Clayton Co.) m
or
Tramore Pass
Dr

Office-Institutional
G ra
nd
Industrial Oa
ks
Wa
Due West Dr y
Public Institutional
Northwind Dr
B ay Co urt Dr

Parks/Recreation/Conservation ak R d
Rd Red O
ens
S teph
Transportation/Communitications/ Walt
Utilities
This map produced using data provided by the City of Stockbridge, Henry County, Clayton County, Miles
the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates,
and other public sources. Data are not guaranteed.
Mixed-Use 0 0.125 0.25 0.5

Existing Future Land Use Plan Figure 2.3:
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE
October 4, 2011
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group
Existing Future

17
17 Land Use Plan
July 9, 2012
July 9, 2012

Zoning
The third major land use consideration is zoning. Zoning is the legal
framework that codifies the land use vision of a comprehensive plan
to regulate development. It directly shapes the form, placement,
and design of new projects, and therefore affects the future of how
a community feels and functions more than any other element.

Existing Conditions

The study area contains a variety of zoning districts that allow a
mix of uses across it, while also permitting a mix within individual
developments in some locations.

As shown in Figure 2.4, most of the North Henry Boulevard
Zoning directly shapes the character
(SR 138/42) corridor and the traditional downtown is zoned C-1 of new development
Neighborhood Commercial or C-2 General Commercial. Both allow
large exclusively commercial uses with few, if any, design standards.
Most of the remaining study area is zoned a residential district,
including RA Residential-Agriculture and R-2 or R-3 Single-family.
Pockets of RM/RM-2 Multi-Family Residential and RMH Mobile
Home Development also exist. Each of these allows the uses that
their names suggest.

The City of Stockbridge has also adopted supplemental regulations
above and beyond the base zoning identified above. These
supplemental regulations include:
• A High-Rise District Overlay near I-675, which permits mixed-
use development in buildings as tall as 30 stories, and provides
design guidelines to ensure higher-quality development.
• An Old Downtown Overlay for the traditional downtown which
permits condominiums and townhouses as part of new mixed- Some places, such as Woodstock,
use development. This also includes design standards. Georgia, use zoning to support
quality growth
• A Planned Town Development district which allows the City
to rezone certain sites for alternative development patterns not
anticipated in the base zoning. These include mixed-use proj-
ects and those utilizing amenity-based density bonuses.

In addition, the City has a Residential Growth Regulation to guide
the development and rezoning processes. This regulation ensures
that no less than 70 percent of Stockbridge’s housing stock is
single-family, with the intention of providing a healthy ratio of owner-
occupied to rental housing in the city.

Like many communities, the current zoning in the study area
reflects far more development permission than likely to ever be built,
particularly for commercial space. The buildout analysis shown in
Table 2.2 suggests that the study area is zoned for nearly 25 million
square feet (sf) of commercial and industrial space (the equivalent High rises are currently allowed near
of nearly 25 Southlake Malls) and nearly 6,000 housing units. I-675

18 City of Stockbridge Livable Centers Initiative Study 10-Year Update
el Dr

675 Davis Rd
Collier
Rd
Dr
N Henry k M1
Da Oa
vi dso Blvd Ri
Meadow R id ge
Exit 1 n
R3 e
Dr dg
Pk n
Ru
wy
Shields Rd C2
C2 Rd
ers
RMH La
C ony
n dover Dr Old
C2
R2
C3 Meadow C2
Ridge Wy R2
d Cir
rR Askew Dr
ee ee
GB vd Sp
Club Cir Cr
R2 Duvall Dr
ke s Bl RA r
Clayton County e No
Davidson S to an C3 RM2
wy irl rth
Pk Fa He
Henry County ir W W ay n nr
ne idso C2 y Bru
Bl s h Cre ek
v Dr
vd
Da Bryant St
Part 2: Inventory and Analysis

lly
na
RM D r
N un Club
Parkwood Dr
75 High-Rise Dr
W Burke St
ard Dr Love St
RM R3 pp C1 R3
ha
Walter Way
District Overlay Sh
e ve
RM2 Woo
d 138 Club Dr Burke St N Berry St N Lee St
Ward St
Center St Mann Blvd
Exit 228 C2 C2
PD wy
nta H
A tl a
Addy Ln Dr Old
Townsend Bend Armitage Way C1 C2 23
s Ct
Bowen
Ln St OI McCa Nolan St C3
Legend ie
Seab
gs in
or s e
S us Way 1st St
oard
Sp Hillcrest St Cr R3
rin Central Line S Lee St
Iron H
RA: Residential-Agriculture eek Tr
Mimosa Rd
PD Willo R2 RM
N Bridge Dr Tye St

R2: Single-Family ch St St
M1 ir College Ave
C hur
al d
S Berry
R3: Single-Family
RD C1
nw
Appleton Blvd se 2nd St
Ro
RD: Residential Duplex ry S Ra
eta ilr
Sheffield Ct Silent Ave Welch St oa
Stockbridge Cem St
Wilson Ave
Reev
es
Rock Quarry Rd
RM: Multi-Family City Limits Cre
ek R3 Wilson St
Fairhaven Blvd

RM2: Multi-Family RA Childs St M1
Gl ynn Ad dy Dr
RMH: Mobile Home Rd
Development Flippe Mi s ty R idge Trl
Tra
OI: Office-Institutional m
or
Tramore Pass
Dr

C1: Neighborhood Commercial
G ra
nd
C2: General Commercial Oa RA
ks
Wa
Due West Dr y
C3: Highway Commercial PD
Northwind Dr
B ay Co urt Dr

GB: General Business ak R d
Rd Red O
(Clayton Co.) ens
S teph
Walt
M1: Light Manufacturing
This map produced using data provided by the City of Stockbridge, Henry County, Clayton County, Miles
the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates,
and other public sources. Data are not guaranteed.
PD: Planned Development 0 0.125 0.25 0.5

Existing Zoning
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE Figure 2.4:
September 26, 2011
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group

19
19 Existing Zoning
July 9, 2012
July 9, 2012

Strengths
• The existing mix of zoning in the study area supports a variety of development types.
• The High-Rise and Old Downtown Overlays allow mixed-use development and include design
standards.
• R-2 and R-3 districts protect existing neighborhood character.
Weaknesses
• The area is over-zoned for commercial, with 23.1 million sf permitted.
• Current zoning does not support quality residential uses within some parts of the study area, particu-
larly those types that may be necessary to serve an aging population.
• No design standards exist today for new construction along North Henry Boulevard (SR 138/42).
Opportunities
• A design-based overlay for North Henry Boulevard (SR 138/42) could raise the bar for development.
• Zoning changes could support the vision emerging from this plan.
• Easier permitting could encourage desired growth.
• Flexible, mixed-use zoning could allow projects to respond to changing market conditions and posi-
tion the study area to capitalize on growth trends.
Threats
• Opposition to zoning changes could hinder the ability to achieve the vision emerging from this plan.
• Zoning changes that do not match the City of Stockbridge’s ability to administer them could threaten
their effectiveness.

Table 2.2: Buildout Analysis Under Existing Zoning Regulations
Total Zoned Total Zoned Total Zoned
Floor Area Dwelling
District Acres 1 Commercial Industrial Residential
Ratio Units/Acre2
Square Feet Square Feet Units
RA 436.9 0.00 0.5 none none 218
R2 414.4 0.00 0.7 none none 285
R3 541.4 0.00 0.4 none none 224
RD 23.2 0.00 1.4 none none 32
RM 84.1 0.00 3.6 none none 303
RM-2 63.8 0.00 6.0 none none 383
RMH 57.1 0.00 3.6 none none 206
OI 37.5 0.50 0.0 816,000 none none
C1 39.9 0.25 0.0 435,000 none none
C2 230.8 0.25 0.0 2,514,000 none none
C3 41.3 0.25 0.0 450,000 none none
GB (Clayton Co.) 39.3 0.30 0.0 514,000 none none
M1 121.2 0.30 0.0 1,584,000 1,584,000 none
High-Rise Overlay3 96.5 4.00 45.0 16,814,000 none 4,343
Total 2,227.4 — — 23,127,000 1,584,000 5,963
1. An approximation of building density allowed by the code.
2. An approximation of units per acre. For RM and RM-2 these vary based on the future land use plan.
3. Although shown as PD on the zoning map, PD is a site-specific district no longer used.

20 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Environmental Factors
The ways that communtes are bult are closely related to the natural
envronments n whch they are located. Development patterns affect
and are affected by the natural envronment n drect and ndrect
ways that must be consdered n any plannng process.

The drect envronmental effects of development are those wth
a physcal, on-ste mpact. These nclude thngs lke topography,
streams, forest lands, buldng performance, and nose. They must
be consdered durng ste desgn f negatve envronmental mpacts
are to be minimized.

Recent thnkng has embraced a broader understandng of
envronmental mpacts that also consders ndrect factors. Ths
New developments nationwide are
perspectve looks beyond the mmedate mpacts of actvty on an
incorporating “green” techniques
ndvdual ste to also consder off-ste mpacts, especally energy
consumed by transport. Gven that n 2007
nearly 29 percent of the naton’s energy use
was for transportaton,1 and that n 2010 nearly
61 percent of transportaton energy was used
by cars,2 land use patterns that reduce drvng
can have a postve envronmental mpact. In
some cases, their macro level benefits can
outwegh on-ste dsadvantages.

Existing Conditions

There are many drect envronmental factors
n the study area, both natural and man-
made, that have a significant impact on its
future. The most notable natural feature s
ts hydrologc or water system. The study Figure 2.5: 2010 Transportation Energy Use (Source: US
area ncludes a varety of protected stream Department of Energy)
corridors, wetlands, and flood zones that will
shape development now and n the future.
These nclude Reeves Creek, Brush Creek,
and ther trbutares.

In addton, the study area’s tree cover s
notable. As Fgure 2.7 shows, there s an
extensve tree canopy found n ts wooded
stes and resdental areas. Unfortunately,
ths breaks down n commercal areas and on
cleared and graded, but unbult, development
stes found throughout the study area.
1 Unted States Department of Energy. Annual Energy
Outlook 2009 wth Projectons to 200. Report #:DOE/EIA-
08(2009). Washngton: GPO, 2009
2 Unted States Department of Transportaton. Research
and Innovaton Technology Admnstraton. Transportaton Figure 2.6: Aggregate energy consumption by housing
Vson 200. January 2008. Washngton. http://www.rta. type (Source: Jonathan Rose Companes)
dot.gov/publcatons/transportaton_vson_200/html/
figure_02.html. Accessed 9/11/09

Part 2: Inventory and Analysis 21
21
July 9, 2012

Man-made factors are also present, including noise and air pollution,
radiant heating and runoff, and potential ground contaminants.
Noise levels from I-75 and I-675 are high, as is localized air pollution
around them. Research shows that airborne particulate matter is
greatest within 300 meters downwind of highways. Parking lots
are another factor; they can contribute to water runoff and localized
heating. Finally, the presence of commercial uses, particularly gas
stations, may suggest that ground contaminants exist on some sites,
although this can only be determined through an Environmental
Site Assessment.

Indirect environmental factors in the study area are more difficult
to quantify, but still significant. Most notable is the driving patterns
of area residents that result from the community’s form, the lack of
sizeable employment, and the lack of some amenities in the area. Paved surface can contribute to
If jobs, services, housing, and other amenities were provided in a water runoff and radiant heating
walkable setting, it is certain that many more people would walk or
bicycle than currently do, benefiting public health, the environment,
and their wallets in the process.

Strengths
• Streams, including Reeves Creek, exist in the study area.
• Flood zones ensure that many areas will remain open space.
Weaknesses
• Noise and pollution from I-75 and I-675 are challenges.
• Parking lots contribute to radiant heating and water runoff.
• There is a lack of landscaping on streets or in parking lots.
• The area’s built form encourages driving.
Opportunities
• “Green” building and planning techniques could allow growth The study area has a healthy tree
with a lesser impact on the local environment. canopy in many parts
• Creek corridors and flood zones could be future greenways.
• Compact, mixed-use development could reduce driving.
• Certain housing options could reduce energy consumption.
• Water retention ponds could be environmental amenities.
• Stormwater management techniques, such as bioswales or per-
vious paving, could reduce runoff and improve water quality.
Threats
• Poorly planned development could increase stormwater runoff
and radiant heating.
• Existing gas stations could contaminate soils if not maintained.
• The tree canopy could be lost if new development fails to pro-
vide street trees, public spaces, landscape parking lots, and
similar contextually appropriate landscaping.
Roadside swales and infiltration
 Zhu, Yifang and William C. Hinds. “Concentration and Size Distribution of Ultrafine can be visually pleasing and reduce
Particles near a Major Highway.” Journal of the Air & Waste Management Association. water erosion
52, September 2002. Page 1032.

22 City of Stockbridge Livable Centers Initiative Study 10-Year Update
el Dr

About This Map 675 Davis Rd
Ths map shows envronmental factors Collier
Rd
Dr
dentfed n publc data from state and k
N Henry
Da Oa
federal Sources. It also dentfes uses Freeway
vi dso Junction SC
Blvd Meadow R id ge
Ri
often assocated wth sol contamnaton, N e Stockbridge
Exit 1 Dr dg
Pk n Lakes SC
Ru
especally those nvolvng vehcle repar Shields Rd
wy Rd
Cochran ers
and storage. The map does not suggest La
C ony
n dover Dr Park Old
that there s actually contamnaton Wal-Mart

present on these stes n Stockbrdge. Post Mays
Office Corner SC
Such can only be determned through Meadow
Ridge Wy
detaled study beyond ths scope of d
Askew Dr Cir
rR k Clark
ths project. ee ee
Sp
Club Cir Cr Community
N Park
kes Blv Duvall Dr
d r Merle
Clayton County e
Davidson S to an
No Manders
wy irl rth
Conf Ctr
Pk Fa He
Henry County ir W W ay n nr
ne idso y Br u
Bl s h Creek
v Dr
vd
Da Cochran Bryant St
Part 2: Inventory and Analysis

lly Library
na D r
Turning Pte Parkwood Dr
75 N un Dr Club
W Burke St
ard Dr Love St
pp Burks
ha
Walter Way
Sh
e ve
n Cemetery
Club Dr
oo N Berry St
d 138 Burke St City Hall N Lee St
Ward St
Center St Mann Blvd
Exit 228
Dr wy
aH
Addy Ln
SR 138 Corridor Townsend Bend Armitage Way
O l d Atl a n t 23
s Ct Stockbridge
Bowen
- Extensve surface parkng Ln St McCa Nolan St
ie
Seab
gs in ES
or s e
S us Way 1st St
oard
- Lttle Landscapng Sp Central Line
Hillcrest St Cr S Lee St
rin
Iron H
- Sgnfcant water runoff il l
o eek Tr
W Mimosa Rd Patrick
- Radant heatng N Bridge Dr Henry HS

ir h St St College Ave
al d Tye St
C Chu
nw rc
S Berry
I-75/I-675 Appleton Blvd 2nd St
se
- Localzed ar polluton Ro
ry S Ra
- Nose Sheffield Ct eta ilr
oa
Silent Ave Welch St
Stockbridge Smith Cem St
Wilson Ave
Reev
es Barnes
Rock Quarry Rd
City Limits Cre Wilson St
e k ES
Fairhaven Blvd

Childs St
Legend Gl ynn Ad dy Dr
Rd

Flippe Mi s ty R idge Trl
Gas Station n
Tra
or
Tramore Pass
Service/Repairs Dr
Transmission Line

Tree Canopy Ree ve s Creek Trail
G ra
nd
Oa
Interstate Noise Zone ks
Wa
Due West Dr y

100-Year Flood Zone
Northwind Dr
B ay Co urt Dr

ak R d
Rd Red O
500-Year Flood Zone ens
Reeves Creek Greenway S teph
Walt
- Green corrdor
Cleared/Graded
- Floodplan and wetlands This map produced using data provided by the City of Stockbridge, Henry County, Mles
the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates,
- Reeves Creek Tral and other public sources. Data are not guaranteed.
Undeveloped 0 0.125 0.25 0.5

Environmental Factors Figure 2.7:
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE Existing
Environmental
April 23, 2012
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group

Conditions
23
23
July 9, 2012
July 9, 2012

2.3 Transportation
A community’s transportation system is comprised of several
interconnected components that work together to move people
and goods within a given area. These include vehicular, transit,
pedestrian, and bicycle facilities. Together, these different
components interact with one another to affect travel mode, land
use and system flexibility.

More than anything else, traffic is affected by the organization of
the streets and blocks within which they occur. In fact, these are the
most defining characteristics of a community and its transportation
system. While buildings and land uses change, the street pattern of
a community often remains unchanged over centuries.
Transportation systems include many
ways to travel
Blocks and streets can be thought of as the bones of a community.
Just as bones determine a person’s height, stature, and looks,
block and street patterns directly affect a community’s form and the
importance of key sites within it. There are two major types of street
patterns:

Dendritic or branch-like street systems are made up of many small
and disconnected local streets that feed into fewer collector streets
that, in turn, feed into even fewer arterials. Because this pattern B
contains many dead-end local streets, it forces all traffic onto
collectors and arterials, resulting in large block sizes and increased
trip distances.

Dendritic street patterns tend to discourage walking, encourage
traffic congestion on collectors and arterials, and create a
transportation system that is prone to shutdown when accidents or
other incidents disrupt traffic on collectors or arterials. Its creation In a dendritic system, the distance
of longer trips also supports conventional suburban-style land uses from A to B is one mile and achievable
marked by automobile orientation, separation of use, and disregard along one route
for the quality of the streetscape. These great distances also have
a direct impact on the ability of emergency vehicles to respond to
situations in an efficient manner.

Interconnected street systems are made up of a series of small
and medium sized streets arranged in a grid or modified grid
pattern. In this pattern, virtually all streets connect to other streets.
This provides small blocks, ensuring many possible routes and
eliminating the need for wide, high-traffic arterials and collectors.

An interconnected street pattern encourages walking, bicycling, and
other forms of non-motorized transportation because it increases
the likelihood of being able to make a trip without being forced onto
a high-speed, high-volume road. It also tends to support pedestrian-
oriented land uses by allowing land uses to be closer together, thus In an interconnected system the
increasing the opportunities for shared parking and pedestrian- distance from A to B is one half mile,
oriented streetscapes. with multiple route options

24 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

“Smart growth” principles generally support an interconnected
system over a dendritic system because it better balances
pedestrian and vehicular needs. Both cars and pedestrians operate
more efficiently when multiple routes, shorter distances, and more
direct trips are available.

Generally, the largest a block in a walkable setting should be is 800
feet in length or 3,200 feet in perimeter, although between 200 and
600 feet in length or 800 to 2,400 feet in perimeter is more desirable.
In developed areas with an existing dendritic system, achieving this
can be a challenge because interconnected systems work best over
a large area. In most places, the reality is that arterials and collectors
serve transportation needs that extend beyond the immediate area.
Even so, a localized interconnected system can reduce congestion
on these streets by dispersing local trips. An interconnected network in Boston
allows most streets to be two lanes
Traffic Systems wide and pedestrian friendly

Traffic system operations are affected by a variety of factors, including
intersection operations, signal timings, turning movements, volume,
capacity, and speeds. The interface of these different components
affects each other and defines the ability of the whole system to
operate efficiently and as part of a well-balanced system.

Existing Street Network

The existing street network in the study area includes urban principal
arterials, urban minor arterials, urban collector streets and urban
local streets serving regional and local needs. These roadways are
primarily four-lanes with curb and gutter or two-lanes without curbs.
One State Route passes though the study area, and two State
Routes create the western boundary of the study area:
North Henry Boulevard (SR 138/42)
• SR 138/42 (North Henry Boulevard) provides east/west regional is a key east-west corridor g ecoach

access thru the center of the
lle
Va Rd
lR
Hil

Danie

study area
l Dr

• SR 401 (I-75) borders the
study area to the southwest,
but is not part of the study
• SR 413 (I-675) borders the
study area to the west, but is
not part of the study
Flippen Road, East Atlanta Road,
and Old Conyers Road are urban
minor arterial streets within the
study area. Rock Quarry Road
serves as an urban collector
street and borders the study area
to the east. All remaining streets The existing street network consists of extremely large blocks, especially
are local streets.
Ban ks Rd

in its western half Rock Q

Existing Network
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE
August 2, 2011
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group

Part 2: Inventory and Analysis 25
25
July 9, 2012

Existing Freight Rail

A Norfolk Southern rail line exists in the study area parallel to Railroad Street and runs in a north to
southeast direction. The railway has three at-grade crossings and one grade separated crossing at North
Henry Boulevard (SR 138/42). The three at-grade crossings are located at Love Street in the traditional
downtown, Nolan Street in the traditional downtown, and Rock Quarry Road near the intersection with
Railroad Street. A grade-separated bridge is currently under construction to replace the Rock Quarry
Road at-grade crossing. The Federal Railroad Administration Office of Safety Analysis reports 47 trains
passing through the study area each weekday, at speeds ranging from 5 to 50 miles per hour (mph).

Existing Traffic Signals

There are eight traffic signals in the study area. The majority of these are found along North Henry
Boulevard (SR 138/42), where all include pedestrian signals and crosswalks. The remaining three are
along the edge of the study area and also include pedestrian signals and crosswalks. In addition to the
traffic signals, several intersections are managed by 4-way or 3-way stops.

Existing Traffic Volume

The following volumes are consistent with the average daily traffic flow of the functional roadway
classifications for each street. State routes having the higher volumes, and the principal and minor
arterials carrying lower traffic volumes.

Existing Traffic Calming Devices

The only study area traffic calming devices are located in the Ansley Park community, off Davis Road.

Existing Parking

There is no on-street parking along any study area urban arterial or collector streets, although it can be
found on several local streets.

Existing Truck Routes

Current truck routes through Stockbridge are along the urban principle arterial, North Henry Boulevard
Table 2.3: Traffic Volumes

Location 2010 Traffic Volumes (AADT)

SR 138 SW, between Interstate 675 (SR413) and North Henry
31,640
Boulevard (SR 138/42)
North Henry Boulevard (SR 138/42), between Club Drive and Center
31,510
Street
North Henry Boulevard (SR 138/42), between Davidson Parkway
30,870
and Fairlane Drive
North Henry Boulevard (SR 138/42), between East Atlanta Road and
27,700
South Lee Street

Flippen Road, between North Bridges Road and Red Oak Road 9,330

East Atlanta Road, between North Henry Boulevard (SR 138/42) and
8,730
Bryant Street

Rock Quarry Road, between College Avenue and Railroad Street 8,360

26 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Figure 2.8:
Roadway
Function
Classification

Part 2: Inventory and Analysis 27
27
July 9, 2012

(SR 138/42), the urban minor arterials, Flippen Road and East Atlanta Road, and the urban collector
street Rock Quarry Road.
Existing Speed Limits
Speed limits in the study area vary vastly depending upon the functional classification of the roadway.
The speed limit on the urban interstate principal arterial is 55+ mph. The speed limit on the urban principal
arterial, urban minor arterial, and urban collector streets generally varies between 45 and 35 mph. The
majority of the local streets are 35 mph, but some are 25 mph in certain areas.
Existing Travel Patterns
The study area contains one urban principal arterial (North Henry Boulevard) that is fed from the urban
minor arterials, urban collector streets, and from outside the study area to the west. The corridor serves
as the main access for the study area to I-75 and I-675. Therefore on a typical business day the urban
principle and urban minor arterials experience congestion during “rush hours.” Rush hour can be defined
as the time between 7 A.M. and 9 A.M. when motorists are travelling to work or school, and 4 P.M. to 7
P.M. when motorists are returning to their homes. A significant point of congestion on these roads is the
intersection of North Henry Boulevard (SR 138/42) and SR 138 SW. Traffic congests at this traffic signal
where vehicles from the west and north attempt to access I-75 and I-675. Due to the high volume of
motorists passing thru this area, a certain level of congestion is to be expected.
Programmed Future Projects
Several projects have been planned for the study area to improve pedestrian accessibility, traffic flow,
and bicycling. A few projects from the previous LCI are underway or funded.
Ongoing projects include:
• Transit Infrastructure - Coordination with the State and County continues.
• Stockbridge Downtown Streetscape (PI 0009093) - Streetscape improvements along Berry Street
from Nolan Street to North of Love Street. Improvements include new asphalt pavement, drainage
upgrades, concrete sidewalks, Americans with Disabilities Act (ADA) compliant ramps, lighting, signs,
street furniture, trees, and landscaping.

GDOT planned projects include:
• North Henry Boulevard (SR 138/42) - Signalization upgrades and maintenance in and north of the
study area.
• South Lee Street and College Avenue - Pedestrian facilities along South Lee Street and College
Avenue between North Henry Boulevard (SR 138/42) and Rock Quarry Road.
• Reeves Creek Trail Phase II - Addition of a parking lot and 700 feet of trail along Flippen Road to the
trailhead of Reeves Creek Trail.

Project Development Process

There are a number of steps to be taken in the project development process. Some of these include:
• Developing consensus among stakeholders and community leaders on traffic issues that needs to be
addressed, so that there is motivation to proceed with project implementation steps;
• Identifying a few projects or alternatives that appear to cost effectively solve the problem;
• Begin considering sources of funding from traditional and, if possible, non-traditional sources;
• Perform preliminary design, environmental, project cost and right-of-way analyses;
• Conduct public hearings to share findings and solicit comments;

28 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

• Reflect comments;
• Build consensus on action plan among elected officials;
• Identify the project(s), finalize design(s), and finalize right-of-way needs;
• Secure funding agreements and get project(s) programmed into the ARC’s and GDOT’s formal pro-
gramming documents: Regional Transportation Plan (ARC); Transportation Improvement Program
(ARC); and, Statewide Improvement Program (GDOT).
If the City and County develop a set of projects that has community support and meets local mobility,
access and safety concerns, then the project(s) will have a very good chance to receive funding from
traditional sources even though the implementation timeline may not be clear. This also means the City
and County will need to supply local matching funds toward the total project cost. Local matching funds
often take the form of preliminary engineering studies, site preparation work such as utility relocation and
right-of-way acquisition.

Strengths
• There is easy access to nearby I-675 and I-75.
• There is adequate off-street commercial parking.
• Traffic signals seem to be synchronized to adequately move traffic on major streets.
• There are turn lanes and flush medians on major roads to reduce traffic congestion.
Weaknesses
• There is congestion during peak hours.
• The intersection configuration at North Henry Boulevard (SR138/42) and SR 138 is not ideal.
• There is a large amount of traffic “passing thru” on Davidson Parkway.
• Multiple curb cuts along North Henry Boulevard (SR 138/42) create safety concerns for motorist
• There are long peak hour delays at the intersection of North Henry Boulevard and SR 138 SW.
• The existing traffic system is not interconnected to provide multiple route options.
• Block sizes are large, which forces traffic onto a few major corridors.
Opportunities
• The redesign of existing road intersections could improve their operations.
• Additional interstate access could benefit the area.
• The addition of traffic signals at major intersections could provide safe access onto state routes
• The addition of turn/u-turn lanes and raised medians to control traffic and reduce turning accidents
along North Henry Boulevard (SR 138/42) could improve operations.
• New development could expand the street network.
Threats
• Additional traffic signals could further congest state routes and increase travel time increase travel
time for vehicles traveling through the study area.
• Connectivity of street system could increase traffic volume on local streets and could decrease pe-
destrian safety if not properly planned for.
• The ability to acquire right-of-way for future projects could be limited by high costs and concerns over
displacing existing residents or businesses.

Part 2: Inventory and Analysis 29
29
July 9, 2012

Pedestrian Facilities
Because every trip begins on foot, the walking experience is critical
to understanding the current transportation system. Pedestrian trips
are also important as they have the opportunity to take the stress off
of vehicular systems and create a safer study area.

Existing Conditions

The main corridor of the study area, North Henry Boulevard (SR
138/42), provides a traversable network of pedestrian facilities
from east to west across the study area. Restaurants, stores, and
other businesses front this corridor and have adequate passages
between each other. The sidewalks along this corridor are some
of the most heavily used in the community due to the access they
Sidewalks alone do not create a
provide to these businesses.
walkable community, land uses and
The secondary or “feeder” sidewalks receive less foot traffic, but building form also play a part
are equally important to the pedestrian network. These are the
sidewalks used to transport residents from their homes to the
traditional downtown area. Sidewalks along Old Atlanta Highway,
Tye Street, Club Drive, and East Atlanta Road currently serve as
gateways into the residential community.

Most existing sidewalks on secondary streets are in good condition,
but narrow; this discourages the sense of safe pedestrian passage.
Also several of the secondary streets in the study area do not
currently have sidewalks. Future streetscape projects along
secondary streets would improve accessibility to North Henry
Boulevard (SR 138/42).

Strengths
• Almost all of the newer neighborhoods in the study area have Quality sidewalks not only provide
sidewalks in them. transportation, but can also support
commerce
• Existing sidewalks are in-place on both sides of the street along
the main commercial corridor.
• Close proximity of neighborhoods to commercial uses along
North Henry Boulevard (SR 138/42) make walking viable.
Weaknesses
• The combination of development patterns, existing facilities, and
distances mean that much of the study area is not walkable.
• There is poor ADA accessibility for pedestrians along North
Henry Boulevard (SR 138/42).
• Many buildings have frontal parking and are set back from the
street, which discourages walking.
• There is a lack of sidewalk connectivity on key streets.
• ADA-compliant pedestrian facilities are lacking at many
The railroad and a pedestrian-hostile
intersections.
bridge create barriers to walking

30 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Figure 2.9:
Pedestrian
and Roadway
Facilities

Part 2: Inventory and Analysis 31
31
July 9, 2012

• Most secondary streets lack a sidewalk to connect neighbor-
hoods to commercial uses.
• The lack of a planting strip between roadway and sidewalk
along North Henry Boulevard (SR 138/42) reduces the sense of
safety for pedestrians.
• There are few pedestrian crossing locations along North Henry
Boulevard (SR 138/42).
• There are few walkways from buildings to the sidewalk in exist-
ing auto-oriented sites.
• There are few street trees to provide shade in summer months.
• Large blocks make walking distances very great, especially
between adjacent uses and neighborhoods that are geographi-
cally close, but which lack safe, direct pedestrian routes.
ADA-accessible ramps were recently
Opportunities installed along parts of SR 138
• Crosswalks could be restriped or better marked.
• The existing right-of-way along North Henry Boulevard (SR
138/42) provides an opportunity to increase sidewalk width.
• Pedestrian improvements along North Henry Boulevard (SR
138/42) could improve access for persons with disabilities.
• Additional sidewalks could provide connectivity on secondary
streets.
• Street furnishings and a typical section could establish and
maintain a community image.
• Pedestrian connections across the railroad between Cochran
and Clark Community Parks could better connect the two.
• The proximity of business and housing makes walking a vi-
able form of transportation if improved, continuous facilities are
provided. A new sidewalk was installed on East
• Pedestrian improvements on major streets could improve safety Atlanta Road as part of the Town
and connectivity. Center project

• Sidewalks constructed on new proposed streets could provide
supplementary travel routes for pedestrians.
• Mid-block paths or connections between otherwise disconnect-
ed adjacent neighborhood could decrease walking distances.
Threats
• Narrow rights-of-way on secondary streets could limit the provi-
sion of quality sidewalks.
• Drainage improvements would be necessary along second-
ary streets if curb and gutter are added to provide pedestrian
facilities.
• Redevelopment could increase pedestrian crossings on state
routes and create conflicts if facilities are not improved.
There are no sidewalks in the Clayton
County portion of the study area

32 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Bicycle Facilities
Bicycles are an increasingly important means of transportation
today. A balanced transportation system including a mix of transit
and bicycle facilities can help diversify how people travel. Bicycle
facilities can take four major forms.

Off-street bicycle facilities are generally ten to twelve feet wide
off-road paved areas that permit travel in two directions; lanes may
or may not be striped. Usually, these facilities are built in conjunction
with greenways, and their off-road nature makes them ideal for
inexperienced bicyclists.

Bicycle lanes are striped one-way on-street facilities. They are
usually located next to the curb so bicyclists move in the same Bicycle and pedestrian facilities are
direction as traffic, and are sometimes found next to parking part of a balanced transportation
spaces. In Georgia, designated bicycle lanes are required to have system
a minimum width of five feet. However, undesignated bike lanes
can be striped for narrower widths. Lanes are strongly suggested
on streets with vehicular speeds greater than 25 miles per hour.

Cycle tracks combine the experience of an off-street bicycle facility
with the on-street infrastructure of a bicycle lane. They provide a
protected, dedicated bicycling area physically separated from motor
traffic and distinct from the sidewalk.

Sharrow markings are installed in a street’s travel lane to alert
drivers that bicyclists also use the roadway. They also assist
bicyclists with lateral positioning, encourage safe passing of
bicyclists by motorists, and reduce the incidence of wrong-way
bicycling. Sharrows are often used where streets are too narrow for
dedicated bicycle lanes.
Multi-use paths are off-street facilities
Existing Conditions used by pedestrians and bicyclists

Currently the study area only contains one off-street bicycle facility,
the multi-use path along Reeves Creek. Although only one funded
project with bicycle facilities is scheduled for the study area, several
streets have the potential of including bicycle facilities in the future.
These could include off-street paths, bicycle lanes, or just a shared
roadway.

Strengths
• Reeves Creek Trail provides a recreational path for bicyclists.
• Relatively low vehicular volumes and speeds make on-street
bicycling feasible along secondary streets in the study area
• Close proximity of neighborhoods to the commercial corridor
may create a demand for bike facilities.
• Some people do bicycle in the study area, in spite of poor bicy- Today, people do bike in the study
cling conditions. area, but they lack quality facilities

Part 2: Inventory and Analysis 33
33
July 9, 2012

Weaknesses
• North Henry Boulevard is a key corridor, but it is very automo-
bile-oriented - creating a hostile environment for bicyclists.
• High truck traffic on urban minor arterial and urban collector
streets creates a hostile environment for bicyclists.
• Narrow local streets create safety concerns for bicyclists.
• The lack of bike racks encourage storage on other elements in
the pedestrian environment, and may discourage bicycling.
Opportunities
• Due to the area’s demand for transit and its relatively high num-
ber of pedestrians, there is the potential to significantly increase
bicycle use.
• Off-street paths could tie neighborhoods to parks and open Low speeds and traffic volumes make
spaces, the downtown, and surrounding communities. bicycling relatively safe on most local
streets
• Existing plans identify potential bicycle facility links along second-
ary roads between the study area and nearby communities.
• Expansion of the Reeves Creek Trail could provide a link be-
tween the study area and nearby communities.
• Bike routes or shared-road markings could be established on
streets that are too narrow for bike lanes or multi-use trails.
• The installation of bicycle racks at existing businesses or within
new developments could promote bicycle use.
Threats
• Development of bicycle facilities at the expense of existing
vehicular lanes on roads without excess capacity could
negatively impact vehicular flow on urban principal arterials,
urban collectors, and urban minor arterials.
Installing bicycle racks at businesses
• Implementing bicycle lanes or other facilities along existing could encourage bicycle use
State Routes could create a false sense of security and actually
expose more bicyclists to unsafe conditions.

34 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Public Transportation
While public transit accounts for only 2.5 percent of trips made in the Atlanta metropolitan region,
interest in it is growing as traffic congestion increases and demographics changes, especially the aging
population, create demand for alternatives to driving. Public transit can be a vital asset to a community
that works hand-in-hand with improved walkability.

Public transportation can be incorporated into the study area in two main ways, regional and/or local
transit. Regional transit could provide access to major destinations or other transportation ports outside
of the study area. Local transit could provide a system of transportation to destinations within the study
area. The addition of a transit service would require coordination with several governmental agencies as
well as several studies of feasibility, potential ridership, and economic impact.

Existing Conditions

The only available public transportation in the study area is the Henry County Transit. This is a curb-to-
curb service that is available to county residents for transport to any destination within Henry County. A
park and ride lot is located less than a mile west of the study area at the I-75/I-675 interchange. GRTA
Xpress commuter transportation service runs two bus routes from this lot to downtown Atlanta. Xpress
provides commuters an alternative to driving their own vehicles alone to work.

Strengths
• Henry County Transit provides public transportation in the study area and surrounding areas.
• Close proximity to nearby shopping centers and the Hartsfield-Jackson Atlanta International Airport
could create a high demand for residents interested in utilizing public transportation.
Weaknesses
• There are no dedicated bus lanes for faster service, especially along North Henry Boulevard (SR
138/42).
• The lack of transit-supportive uses within the study area limits its ability to attract riders.
• The lack of quality pedestrian facilities also negatively impacts transit ridership, as every transit trip
starts on-foot.
Opportunities
• Signal preemption, or dedicated bus lanes could streamline bus service, especially on I-75.
• Transit-supportive land uses could make using transit a desirable option for a larger population.
Threats
• Creating bus stops along North Henry Boulevard (SR 138/42) may increase traffic congestion.
• Expensive research and numerous studies would be needed to merit the addition of a public trans-
portation system.

 Atlanta Regional Commission, Household Travel Survey, (2002)

Part 2: Inventory and Analysis 35
35
July 9, 2012

2.4 Markets & Economics
As part of the 10-year update a market analysis was performed to Note:
determine the potential market depth for new residential, retail and This section
office space. The following tasks were performed as part of this: contains a summary
• Study Area Overview: The study area’s current position in the of market conditions.
marketplace was assessed in terms of the quality and level of Please see the
existing supply and in how it relates to competitive markets.
appendix for a
• Demographic and Economic Profile: Analysis of demographic
complete market
and economic trends in and around the study area, as well as
larger geographic areas from which customers and new resi- study.
dents are likely to emanate.
• Market Analysis: Analysis of the competitive supply of residen-
tial, retail and office uses. Estimates of potential market support
for new or rehabbed residential, retail and office development,
phased over a 10-year period.
• Economic Development & Marketing: Based on community0DS/RFDO *UHDWHU5HWDLO0DUNHW$UHDVದ 0LQXWH'ULYHV
input and findings of the market analysis, redevelopment con-
siderations will be provided in Part 4: Recommendations

Methodology
While redevelopment activity throughout the study area will be
phased over time, the market analysis is focused on the ten-
year time period from 2012-2022, a realistic projection period for
redevelopment. The results of this study are based on:
• Site visits conducted by Marketek, Inc.;
• Analysis of secondary data, including those provided by the US
Census, ESRI Business Information Solutions, and others;
It is critical to understand how market
• Input from local residents and property owners, public officials, forces impact the planning process
and real estate professionals;
0DS5HVLGHQWLDO0DUNHW$UHDದ0LOH5DGLXV
• Statistical estimates of potential supportable space;
• Business inventory and mapping of key shopping centers; and
• The professional and technical expertise of Marketek, Inc.

Target Market Profile
Retail and Residential Market Areas are the areas from which the
most potential retail customers and residents of new housing will
come. They are based on drive time estimates, geographic and
man-made boundaries, and the location of existing competition.

The study area’s market areas include:
• Local Resident Market Area: Approximately a ten-minute
drive from Stockbridge City Hall. Residents will visit the area
for convenience goods and services, as well as for specialtyx The Residential Market Area extends
Over the last decade, the Local Retail Market Area grew by 14,833 pe
15 percent
of 7.4 miles per
from City
year, Hall 35,021 in 2010. This increase is not
to reach
shopping, dining and entertainment.
0DUNHW$QDO\VLVIRUWKH6WRFNEULGJH/&,6WXG\<HDU8SGDWH 7DUJHW0DUNHW3URILOH

36 City of Stockbridge Livable Centers Initiative Study 10-Year Update
0DS/RFDO *UHDWHU5HWDLO0DUNHW$UHDVದ 0LQXWH'ULYHV
July 9, 2012

Local and Greater (green) Retail Market Areas represent ten and twenty-minute drives
• Greater Retail Market Area: Approximately a twenty-minute drive from City Hall. Residents will visit
the study area for destination shopping, dining and entertainment.
• Residential Market Area: Fifteen-mile radius from City Hall. Most new study area residents will move
0DS5HVLGHQWLDO0DUNHW$UHDದ0LOH5DGLXV
from within this area. It is from these different market areas that the analysis in this section is based.
Demographic trends are analyzed for the 2000 to 2015 time period and comparisons to the City of
Stockbridge and the Atlanta Metropolitan Statistical Area (MSA) are made where appropriate. Table 2.4
provides several demographic and economic indicators.
• Over the last decade, the Local Retail Market Area grew by 14,833 persons, or an average of 7.4
percent per year, to reach 35,021 in 2010. This increase is not surprising given that Henry County
had one of the strongest growth rates nationwide in the 2000s and was the seventh fastest growing
county in the country through 2006.
• The Greater Retail Market Area and Residential Market Areas saw more modest growth – with aver-
age annual population growth rates of 2.5 percent and 1.6 percent, respectively – similar to the study
area average of 2.3 percent and the metro average of 2.4 percent. Stockbridge more than doubled its
population, although some growth is attributable to changes in the city boundaries.

Part 2: Inventory and Analysis 37
37
July 9, 2012

Table 2.4: Demographic Snapshot
Greater
Demographic Study City of Local Retail Residential Atlanta
Retail
Indicator Area Stockbridge Market Area Market Area MSA
Market Area

Population
2010 8,270 25,636 35,021 283,903 852,370 5,268,860
2015 (forecast) 9,500 30,051 39,036 309,415 929,703 5,803,172
Avg. Ann. % Change
2.33% 16.02% 7.35% 2.52% 1.58% 2.40%
(‘00 -‘10)
Avg. Ann. % Change
2.97% 3.44% 2.29% 1.80% 1.81% 2.03%
(‘10 -’15)

Households
2010 3,238 9,499 13,010 100,128 305,338 1,937,225
2015 (forecast) 3,729 11,158 14,545 109,269 333,042 2,132,276
Avg. Ann. % Change
2.15% 15.34% 7.43% 2.87% 2.11% 2.46%
(‘00 -’10)
Avg. Ann. % Change
3.03% 3.49% 2.36% 1.83% 1.81% 2.01%
(‘10 -’15)

Average Household
2.51 2.69 2.67 2.87 2.89 2.72
Size

Median Household
$61,130 $72,139 $65,280 $60,701 $61,600 $68,106
Income

Median Age (Years) 30.5 32.8 32.9 32.8 33.4 34.7

Race
Percent White Alone 37.60% 28.80% 38.00% 31.00% 25.60% 55.40%
Percent Black Alone 48.10% 55.70% 48.90% 55.10% 65.70% 32.40%
Percent Hispanic 14.10% 9.50% 12.00% 11.60% 7.50% 10.40%

Homeownership 67.20% 70.90% 73.20% 65.70% 67.90% 66.50%

Educational Attainment
Associate Degree 9.00% 8.90% 9.20% 7.50% 7.60% 6.80%
Four Year Degree or
27.80% 32.70% 23.50% 20.80% 22.50% 34.40%
More
Sources: 2000 and 2010 US Census; ESRI Business Information Solutions

• As of 2010, the study area included 8,270 persons in 3,238 households. Median income ($61,130)
and median age (30.5 years) are both slightly below metro medians. About half of residents are
African American (48 percent), 38 percent are white, and 14 percent are of Hispanic origin.
• As of 2010, the Greater Retail Market Area contained 283,903 residents and the Residential Market
Area is home to 852,370 people. Despite cooled growth rates compared to the 2000s, the former is
projected to gain 25,512 residents through 2015, and the latter 77,333.
• Median income in 2005-2009 for the three market areas ranged from $49,047 in the Greater Retail to
$57,812 in the Local Retail; all were below, but within $10,000 of, the metro median. Like the study

38 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

area, market area populations had a slightly lower median age than the metro, but Henry County is
anticipated to see aggressive gains in the 55+ population through 2030, according to the ARC.
• The largest share of residents in each market area in 2010 were African American (ranging from 49
percent in the Local Retail to 66 percent in the Residential). White persons constituted between 26
percent in the Residential and 38 percent in the Local Retail. In both retail market areas, 12 percent
of the population was of Hispanic origin as of 2010.
• ESRI Business Information Solutions categorizes neighborhoods into 65 consumer groups or market
segments. Neighborhoods are defined by census blocks and are analyzed by a variety of demographic
and socioeconomic characteristics and other determinants of consumer behavior. In the Stockbridge
Market Areas, the top consumer segments consist of young families with incomes near or above
the national median whose spending reflects family needs - purchases for babies/children, home
improvement and gardening, and big-ticket home items. The market areas are also include older
couples who are either retired or approaching retirement and have fewer children living at home.

Employee Market

Market research conducted by the Business Owners and Managers Association of America demonstrates
that office workers (as one segment of the workforce) spend between 10 and 15 percent of their expendable
income in and near their places of work.

An estimated 415 businesses with 3,411 employees operate in the study area. Within three miles there
are an additional 1,277 businesses and 9,784 jobs. In the three-mile area, the largest share of employees
work in retail trade (27 percent), health services (21 percent) and other services (15 percent).

Additional Population Segments

During the LCI Kick-Off Meeting and Community Workshop, community members identified several
population segments whose needs should be specifically considered in the planning process, including:
• Families with Children: Workshop participants identified recreation and after-school activities as a
key need in the study area. The 2010 Census shows that 4,329 households in the City of Stockbridge
(45 percent) have children and, of these, 1,717 are single-parent households. As of 2010, there were
a total of 5,812 school-aged children in the city and 1,754 in the study area.
• Seniors: Nationally, aging Baby Boomers are projected to fuel increases in the senior (65 and older)
population in the coming decades. In Stockbridge, there were an estimated 1,603 seniors (65+) as
of 2010 and senior householders made up 10 percent of the households. In the study area, seniors
constituted 6 percent of the population and senior householders made up 7 percent of households.
• Veterans: Residents also expressed a desire to serve veterans. There are 2,301 veterans living
in Stockbridge and 16,729 in Henry County. Looking at characteristics for Henry County’s veteran
population, the majority are male (87 percent) and the largest share (45 percent) are between ages
35 and 54. Henry County veterans are college-educated at about the same rate as non veterans (24
percent) and have a slightly lower unemployment rate (8.5 percent versus 9.9 percent).
• Disabled Persons: The 2008-2010 American Community Survey also provides estimates of the dis-
abled population in Stockbridge. There are an estimated 2,365 persons in the City with one or more
disabilities, including 1,094 persons with ambulatory disabilities (i.e., difficulty walking or climbing
stairs). Persons with disabilities constitute about 10 percent of the Stockbridge population.

Part 2: Inventory and Analysis 39
39
July 9, 2012

Residential Market Analysis
This section provide an overview of the existing housing market, along with a statistical demand analysis
to estimate potential market depth for for-sale and rental housing in the study area. Target markets
and approaches to supporting development of affordable and senior housing will be provided in the
recommendations phase of this study.

Market Overview

Economic uncertainty, job losses, an oversupply of residential real estate and continuing foreclosures
have continued to plague the housing market nationally and in metro Atlanta. In the US, new single and
multifamily housing starts bottomed out in the second half of 2009 and are anticipated to grow to 0.9
million units per year by 2012. Before the recession, housing starts averaged 2 million plus per year.
While home sales were boosted by the extended homebuyer tax credit, they did not match the volume
sold during the first tax credit period.

In metro Atlanta, several factors have coalesced to depress rents, sales prices and sales volumes. From
1995 to 2005, the Atlanta MSA led the nation in terms of square footage of new home construction.
This construction boom leaves the metro area with an estimated 150,000 vacant, developed lots (i.e.,
lots that are served by varying levels of infrastructure but no homes are built). Meanwhile, risky lending
practices, unemployment, and a short foreclosure process statewide have further increased oversupply
as foreclosed homes are made available.

On the rental side, rents and occupancies have fallen for apartments, although the market has not been
hit as hard as for-sale. A 2011 report by the National Multi Housing Council reports that rental apartment
development activity has increased in most areas, and apartments are generally performing better than
other real estate sectors nationally. In metro Atlanta, apartment occupancy rates average 90 percent,
down from 96 percent ten years ago. Rental rates are stable and poised to increase, and complex and
land sales are picking up.

Housing Supply

Table 2.5 summarizes the characteristics of the existing housing supply in the study area, Residential
Market Area, City of Stockbridge, and Atlanta MSA.
• Tenure: In all geographies, the majority of housing is owner-occupied. Homeownership rates in the
study area and Residential Market Area are similar to that of the Atlanta MSA, at 67 to 68 percent.
• Vacancy: Residential vacancy rates range from 8 percent in the city and county to 12 percent in the
Residential Market Area. All have increased since 2000. In the Study Area, there are approximately
314 vacant housing units and 180 vacant, unbuilt home lots.
• Home Values: Median home values in Stockbridge and Henry County are close ($168,000 and
$171,000, respectively) but remain below that of the MSA ($188,000). Median values are lower in the
study area and Residential Market Area ($145,000 and $150,000, respectively).
• Structure Type: Detached single-family housing is the dominant residential type in each geography,
constituting 62 percent of housing in the study area and 71 percent in the Market Area. Apartments
with 10 or more units follow, making up a quarter of units in the study area, one-fifth of units in the city
and one-tenth of units in the Market Area.
• Building Permits: Another indicator of the housing market is the number of residential building per-
mits issued. Permits issued in Henry County reveal a significant decline over the last decade. In 2010,
only 220 permits were issued, down from as high as 4,689 in 2002, evidencing the drastic slowdown
in residential construction.

40 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Table 2.5: Summary Characteristics of Existing Housing
City of Henry Residential
Housing Characteristic Study Area Atlanta MSA
stockbridge County Market Area

Occupied Units (2010) 3,238 9,499 70,255 305,388 1,937,225
Owner occupied 67% 71% 84% 68% 67%
Renter occupied 33% 29% 16% 32% 33%

Vacancy Rate (2010) 9% 8% 8% 12% 11%

Median Owner Occupied Unit Value
$144,494 $168,400 $171,700 $149,588 $188,400
(’05-’09)

Median Contract Rent (2005-2009) $815 $808 $800 $698 $733

Units in Structure (2005-2009)
Single-family Detached 62.20% 66.10% 84.70% 71.10% 67.00%
Single-family Attached 1.10% 2.50% 1.80% 4.00% 4.70%
2-4 Units 2.20% 1.90% 1.70% 4.60% 4.50%
5-9 Units 5.70% 6.60% 2.60% 7.60% 6.10%
10+ Units 24.70% 18.90% 5.40% 10.60% 14.30%
Mobile Home 4.10% 4.00% 3.80% 2.10% 3.40%

Median Year Structure Built
1995 2000 1997 1986 1987
(2005-2009)
Source: 2010 US Census, 2005-2009 American Community Survey, ESRI Business Information Solutions

Henry County home sales for the last five years have declined. New sales for both detached and attached
homes fell significantly from 2005 to 2009, by 83 percent and 78 percent, respectively. Existing detached
home sales fell less drastically (21 percent) but saw a steep decline in median price (24 percent); by
comparison new single-family homes prices peaked in 2007 before returning to 2005 levels.

Sales of existing attached homes increased from only 21 in 2005 to 74 in 2009. Prices, however, fell
considerably; medians dropped from $123,000 in 2005 to $40,000 in 2009. New attached home sales
prices also fell, with a median of $85,000 in 2009. In the case of resales for both attached and detached
housing, foreclosures are bolstering sales numbers while depressing prices.

Interviews with local real estate professionals echo building permit data and sales histories - construction
and market activity have slowed significantly in Henry County and many sales now involve foreclosures.
Few communities are actively building, although some builders have had success selling new units at
competitive prices after acquiring vacant foreclosed lots. Prices in these neighborhoods ranged from
the $170s to $260s, or about $60 to $70 per square foot. The majority of sales, however, are resales or
foreclosures and, as permit data indicates, little to no speculative building is underway.

On the rental side, Henry County is among the top performing apartment markets in the region, along
with Rockdale, north Fulton, and the City of Atlanta. The occupancy rate for Henry County in 2010
was estimated at 92 percent, the second highest of the 12 Atlanta submarkets tracked by real estate
information providers Databank, Inc. According to Databank, with more Class A and Class B product,
newer construction and higher rents, Henry was less affected by job losses that led many low-wage
workers to vacate mid- and low-rent apartment in South Fulton and Clayton.

Despite strong occupancy rates in some suburban counties, developer interest is currently focused

Part 2: Inventory and Analysis 41
41
July 9, 2012

primarily on infill locations in Atlanta. Thus, while about 2,000 new
apartment units were planned for Henry County over the next two
to three years, development timelines will be heavily influenced by
the pace of economic recovery throughout the region.

Marketek surveyed several apartment communities in and near the
study area. Occupancy rates range from 85 percent to 99 percent;
seven of the eleven properties surveyed have occupancy rates at
92 percent or above. All of the surveyed communities have one, two
and three bedroom apartments but typically offer fewer floorplan
options for three bedroom units.

Starting rental rates for one bedroom homes are roughly evenly
distributed from $589 to $850 per month (or $0.74 to $1.11 per
square foot). Two bedroom unit starting monthly rents range from There are an estimated 180 vacant
$659 to $990 (or $0.62 to $0.93 per square foot), but most are single-family house lots in the study
below $800. Rents for three bedrooms are in the $790 to $1,000 area
range, with the exception of Mandalay Villas, where they start at
$1,260. Compared to a similar rental survey completed in Henry
County in 2008, rents in most complexes have increased slightly.

Housing Demand

Over the next ten years, 1,441 Residential Market Area households
will be potential buyers of newly developed or rehabilitated market
rate housing annually. An estimated 1,228 households in the
Residential Market Area are potential renters at market rate rental
projects annually.

It is estimated that during the first ten years of development,
approximately 793 for-sale and 614 rental units could be absorbed
in the study area. These may include newly developed housing
units or rehabilitation of obsolete units. These townhouses are located off of
Davis Road

Table 2.6: Summary of Potential New Residential Units in Stockbridge LCI Study Area
10-Year Market Area Study Area 10-Year Study Area
Potential Price Points/Rents
Potential Demand Capture Potential Demand

For-Sale 14,413 units 5.50% 793 units Condos: $85,000 to $125,000
Product
Townhomes: $125,000 to
$175,000
Single-Family Detached:
$175,000 to $250,000

Rental 12,280 units 5.00% 614 units 1 bd: $700 to $850
Product
2 bd: $775 to $975

3 bd: $950 to $1,250

42 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Retail Market Analysis
The supply and demand analysis estimates the amount of potential
new retail space that can be supported in the Stockbridge LCI study
area now and over the next ten years by merchandise type.

Market Overview

Nationally, slowed retail sales, increasing vacancy, and tightening
lending markets have lowered lease rates and stalled commercial
construction in many markets. Several indicators, however, point to
a recovery. After being down by nearly $45 billion, retail sales have
almost returned to pre-recession levels and are anticipated to grow
over the next year. Nationwide, occupancy rates are recovering
(estimated at 7.1 percent) and positive absorption has continued
There is an estimated 65,000 sf of
(21.5 million sf in the first half of 2011).
vacant space in the study area
As retailers took advantage of lower rental rates and other deals,
leasing activity has increased. First tier properties have seen the
strongest recovery, with some demand for space spilling over to
second tier centers. Third tier properties and unanchored strip
centers face the most challenges in filling vacancies and stabilizing
rents. While discount retailers remain strong and luxury retailers
are strengthening, the middle market segment has been slower.

Retail Supply

Dorey Publishing and Information Services places the study area in
the “Stockbridge/McDonough/Henry County” retail submarket. The
vacancy rate in this submarket was estimated at 9.4 percent in 2010,
up from 8.1 percent five years ago. Of the 28 metro submarkets
tracked, Stockbridge has the sixth-lowest vacancy rates; of suburban
submarkets, it is the second-lowest behind Stone Mountain, at 9.1 Most existing retail is found in strip
percent. Of the study area’s 1.25 million square feet of retail space, malls
fieldwork conducted as part of this 10-year update estimates that
65,000 square feet, or 5.2 percent, is vacant.

In terms of rental rates, Stockbridge falls in the middle when
compared with the 20 suburban retail markets. At $14.15 per square
foot, Stockbridge’s average is above that of eight submarkets,
below that of another eight and on par with (within a dollar of) the
remaining three. Lease rates in Stockbridge have increased since
2005, when they averaged about $11 per square foot.

Overall, discount retailers, including second-hand stores, make
up a large share of study area commercial space. In terms of
restaurants, the majority are chains - primarily fast food and casual
dining. Shopping plazas and free-standing stores are typical.
Vacancies tend to be concentrated in a few centers, with others
being fully-occupied or having only one or two storefronts available.
An exception to this development style is the downtown, which Walkable retail could strengthen the
includes several historic “Main Street” buildings. While many of the existing downtown area
existing buildings are deteriorating, the downtown could offer an

Part 2: Inventory and Analysis 43
43
July 9, 2012

Table 2.7: Summary of Potential Supportable Retail Space: Stockbridge LCI Study Area, 2010-2021
Existing Unmet Total New
New Supportable Retail Space in Study Area
Merchandise/Service Demand Supportable
Category 2010 2016 2021 Space in
Capture Sf Capture Sf Capture Sf Study Area
Local Retail Market Area

Convenience Goods
Grocery - - 40% 9,811 45% 12,056 21,867
Health & Personal
50% 2,826 42% 1,850 48% 2,273 6,949
Care
Subtotal 50% 2,826 40% 11,661 45% 14,329 28,816

Personal Services 40% 4,897 45% 6,018 10,915

Greater Retail Market Area

Shoppers’ Goods
Apparel 15% 2,827 14% 9,624 18% 12,915 25,366
Home Furnishings 15% 19,206 12% 8,423 15% 11,303 38,932
Home Improvement 13% 9,578 16% 12,854 22,431
Misc. Specialty Retail 10% 7,760 12% 10,414 18,174
Subtotal 15% 22,033 12% 35,384 15% 47,486 104,903

Restaurants 10% 12,949 15% 19,079 18% 24,580 56,609

Entertainment NA NA 15% 7,004 18% 9,024 16,029

Total 13% 37,808 15% 78,026 19% 101,438 217,272
Note: Because demand for Convenience Goods and Personal Service businesses is derived primarily from nearby
residents, captures are based predominately on Local Retail Market Area demand.
Source: ESRI; Urban Land Institute; Marketek, Inc.

alternative to the auto-oriented nature of most retail and restaurant development in the area.

Retail Demand

“Existing demand” is demand for retail goods by current market area households that is now being
met outside of the market area. Existing demand is found by comparing retail supply (i.e., actual retail
sales) with retail demand (i.e., the expected amount spent by market area residents based on consumer
expenditure patterns). When demand outweighs supply, a leakage occurs, indicating that consumers are
spending outside of the market area. While consumers will always do a certain amount of shopping away
from home, this comparison provides an indication of the availability of goods in the local market.

The second source of resident demand is “future demand,” or demand based on projected household
growth and spending patterns in the market areas over the next ten years. Potential retail sales are
found by applying expenditure potential by type of merchandise to market area population figures and
are divided among five merchandise categories: shoppers’ goods, convenience goods, restaurants,
entertainment and personal services. Based on standards sales per square foot of store space, potential
sales are converted to supportable space.

The share of this demand that the Stockbridge study area can ultimately capture depends on its success
at implementing a comprehensive development program with a wide variety of retail, entertainment,

44 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Table 2.8: Potential Annual Demand for Office Space: Henry County, 2011-2021
Average Annual
Employment Office Space Office Space Sq. Ft. per Average Annual
Employee
Category User Ratio (2) Users (2) Employee (2) Demand (sf)
Change (1)
Construction 118 10% 11.8 245 2,889
Manufacturing 2 10% 0.2 245 49
TCU 95 20% 19 245 4,655
Wholesale Trade 36 10% 3.6 245 882
Retail Trade 145 5% 7.3 245 1,776
FIRE 320 80% 256 245 62,720
Services 861 40% 344.4 245 84,378
Government 169 25% 42.3 245 10,351
TOTAL 1,746 245 167,700
(1) 2010-2020 annual net change in employment from ARC Employment Forecasts (prepared February 2011).
(2) Based on standards developed by the Urban Land Institute.
Sources: Marketek, Inc.; ARC; Urban Land Institute

housing and office uses and on its ability to establish a robust business recruitment system. In other
words, a passive or segmented approach would result in Stockbridge achieving only a fraction of its
estimated potential.

Based on the assumption that a comprehensive business development program is underway, Marketek
estimates that over the next ten years, the study area has the potential to capture 17 percent of new
market area demand (or 180,000 sf of commercial space) and 13 percent of existing market area demand
(38,000 sf). Combined, these form potential for 217,000 sf of new or rehabbed retail space in the study
area over ten years. Estimates of potential new retail space in the area should be considered conservative
based on the fact that expenditures of three key markets - employees, visitors and students - fall outside
of the model.
Office Market Analysis
Accurately forecasting demand for leasable office space is difficult at best. It is especially so in a
market like Stockbridge, where small-scale product and small tenants predominate. The proceeding
methodology uses forward-looking demand projections, based on estimates of employment growth, to
forecast potential demand for office over the next ten years. However, given the current slow pace of
economic recovery, employment gains in the short term are likely to be low compared with long-term
growth rate projections.

Based on the ARC’s recent job growth forecasts for Henry County, potential future demand for office space
in Henry is estimated at 167,000 sf per year through 2021, as shown in Table 2.8. While some demand
will also be generated by turnover of existing office space, this is likely to be negligible considering the
high vacancy in the market at present.

Assuming that a comprehensive development program is underway, including development of attractive
commercial space in a mixed-use, downtown atmosphere, Marketek estimates that the study area could
initially attract 5 percent of Henry County demand for new or rehabilitated office space and increase
progressively to 9 percent over the next ten years. These capture rates translate to the potential for
117,390 sf of new or rehabbed office space in the study area through 2021. However, given the vagaries
of economics and real estate and the unknown pace of economic recovery, actual demand can fluctuate
significantly on a year-to-year basis. The subsequent phase of this research will identify more specific
types of office space users likely to locate in the study area.

Part 2: Inventory and Analysis 45
45
July 9, 2012

Land Values
Land values also significantly impact redevelopment prospects in
a community. To identify these impacts in Stockbridge a study was
conducted that factored land costs into multifamily rental, for-sale
housing, and mixed use redevelopment.

By establishing a set of assumptions and extrapolating a range
of variables, an acceptable range of land values under which a
particular development type may be feasible was determined for
the study area. Key findings include that:
• Multifamily housing without structured parking (30 units/acre or
less) could be feasible where land values at or below $175,000
per acre, but only where density achievable in the High-Rise
District Overlay is provided. In other areas, where a maximum Pedestrian-friendly multifamily units
density of 16 units/acre is assumed, the maximum land price such as these are feasible in the
falls to just under $100,000 per acre. study area today

• Multifamily housing with structured parking (generally 30
units/acre or more) is not feasible anywhere in the study area.
• Conventional single-family housing at up to 3.6 units per
acre could be built within areas of land value up to $150,000 to
$175,000 per acre.
• Small lot single-family housing at could only be build on ar-
eas with land prices of no more than $225,000 per acre, due to
a lower sale price per unit.
• Townhouses at 15 units per acre could occur on land as high
as $280,000 per acre.
• Commercial uses, such as found along North Henry Boulevard,
can occur on land up to $700,000 per acre, depending on the
specific franchise, and their potential sales. Townhouses are also feasible given
• Vertical Mixed-Use development is not feasible in the study land costs in most places
area today, with the exception of live/work units, where the ground
floor of a townhouse is used by the owner for a business.

Regarding the fact that vertical mixed-use development is not
feasible today, conventional wisdom would have it that the uses
combined in a mixed-use development add value to both (or each)
use through synergy and efficiency. While this may happen where
pedestrian-oriented demand is robust and exceeds supply of
available opportunities or where densities are exceedingly high - as
in a high-rise environment - in the earlier stages of redevelopment,
the additional costs to design and build mixed-use projects tend
to work against their economics, leaving a lower, rather than
higher land value. Furthermore, the financial community tends to
penalize mixed-use underwriting because of the added costs and
risks. As such, vertical mixed-use development is unlikely to lead
redevelopment in an area with relatively high land costs, but little Vertical mixed-use development in
ambiance. Horizontal mixed-uses, however, remains viable. the study area will remain challenging
to finance for several years

46 City of Stockbridge Livable Centers Initiative Study 10-Year Update
el Dr

About This Map 675 Davis Rd
This map shows per-acre Collier
Rd
Dr
assessed land values. Land Blvd k
Da Oa
Freeway
costs are a key factor in deter- vi d so Junction SC
N Henry
Ri
Meadow R id ge
N e Stockbridge
mining the type of development Dr dg
Pk n Lakes SC
Ru
Shields Rd
that is financially viable on a site. wy R d
Cochran ers
They should influence future Exit 1 La
C ony
n dover Dr Park Old
land use decisions to ensure a Wal-Mart

feasible plan. Post Mays
Corner SC Owned by
Office City of
Meadow
Ridge Wy Stockbridge
Askew Dr
R k Cir
r Clark
ee ee
Cr Community
Club Cir
Blvd Sp
N Park Duvall Dr
C r Merle
to ke D
Clayton County s ne No Manders
Davidson a
eS wy irl rth
Conf Ctr
Pk Fa He
Henry County ir W n nr
Way so y ek
n id Bl Br u s
h Cre
v Dr
vd
Da Cochran Bryant St
Part 2: Inventory and Analysis

lly Library
na Dr
Turning Pte Parkwood Dr
75 N un Dr Club
ar W Burke St
d Dr Love St
Walter Way pp n Burks
Sh ha
e ve Cemetery
Club Dr
oo N Berry St
d 138 Burke St City Hall N Lee St
Ward St
Center St Mann Blvd
Exit 228
Dr wy St
aH
Addy Ln
Armitage Way
O l d At l a nt 23
Way
Townsend Bend
s Ct oard Stockbridge
Ln McCa Nolan St
Bowen
ie in ES
us gs or s e
1st St
Seab
ri n
Central Line
Hillcrest St Cr S Lee St
Sp
Iron H
o eek Tr
il l Mimosa Rd Patrick
N Bridge Dr Henry HS

ir St St College Ave
al d rch
C Tye St
C hu
nw
S Berry
Appleton Blvd se 2nd St
Ro
Cem Ra
ry ilr
Sheffield Ct Silent Ave Welch St eta oa
Stockbridge Smith St
St
Wilson Ave
Reev
es Barnes
Rock Quarry Rd
City Limits Cre Wilson St
ek ES
Fairhaven Blvd

Childs St
Glynn Ad dy Dr
Legend
Rd
Owned by
Mi s ty R idge Trl
Per Acre Property Values Flippe City of
Stockbridge
Tra
Under $50,000 m
or
Tramore Pass
Dr
Transmission Line
$50,001 - $100,000 Owned by
Fayette
G ra County
$100,001 - $250,000 nd
Oa
ks
Wa
$250,001 - $500,000 Due West Dr y

$500,001 - $750,000 Northwind Dr
Bay Court Dr

d ak R d
sR Red O
hen
$750,001 - $1 million Step
Walt

Over $1 million This map produced using data provided by the City of Stockbridge, Henry County, Clayton County, Miles
the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates,
and other public sources. Data are not guaranteed.
City/County Owned 0 0.125 0.25 0.5

County-Appraised Land Values Figure 2.10:
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE
October 4, 2011
County-
Appraised Land
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group

47
47 Values
July 9, 2012
July 9, 2012

2.5 Urban Design & Historic Resources
Urban Design
Urban design is a comprehensive review of the collective patterns
that define a community and the design opportunities that they
represent. It looks at the physical impacts of a variety of factors that
shape our communities, and then evaluates their ability to create a
whole that is greater than the sum of its parts. A key component of
urban design is the experience that a place provides. This experience
is defined by an interaction of building, street, trees, sidewalks,
topography, and other physical features that work together to define
“place” and establish physical character.
Good urban design can be found in
A key component of place is the public realm and its spatial downtown Decatur
form. Spatial form refers to the way in which the placement and
massing of buildings work together to form a space greater than the
individual buildings. Different spatial forms have different impacts
on psychology and the ability of places to support activities. For
example, most people like to feel protected while walking. This is
best achieved by making them feel enclosed.

From a psychological point of view, a street with a height-to-width
ratio of between 1:1 and 1:3 provides the necessary enclosure,
irrespective of how tall the buildings are. Therefore, if there is a desire
to create an environment where walking is encouraged, these ratios
should be respected. The existence or lack of enclosure also has a
direct impact on driver behavior; all else being equal, buildings close
to the street psychologically narrow it and result in slight decreases
in vehicular speeds. It also contributes to a sense-of-place.

Existing Conditions Buildings on the most walkable streets
line up and touch one another
Due to the study area’s large size, a variety of design experiences
exist across it. Within the study area these fall into four general
types: the traditional downtown, residential neighborhoods, the
North Henry Boulevard “strip,” and undeveloped areas.

The traditional downtown includes the historic core along North
Berry Street, the newer Town Center Project by City Hall, and
nearby streets. This area represents the physical and psychological
heart of Stockbridge, albeit a fragmented one. Here, design features
vary from block to block, with pre World War II buildings typically
contributing more positively to the area’s identity than newer ones.
This is largely because the historic buildings front the street with
doors, windows, shopfronts, porches, and quality architectural
design, while newer buildings tend to be set back further. There
are, of course, some exceptions to this, including City Hall and the
Ted Strickland Community Center. Bull Street in Savannah has a 1:1
height to width ratio

48 City of Stockbridge Livable Centers Initiative Study 10-Year Update
el Dr

Streetscape Audit Classifications675 Davis Rd Existing Parks
Good: Continuous sidewalks and pede- - Important open spaces
Freeway Dr - Separated by railroad
strian shade. Buildings enrich the public Da vi d s k
Junction SC Oa
Blvd
realm. No frontal parking. on N
Pk Ri
N Henry Meadow R id ge
Exit 1 w y e Stockbridge
Fair: Sporadic sidewalks and pedestrian Dr dg
n Lakes SC
Ru Historic Core
Shields Rd
shade. Most buildings enrich the public La Cochran - Traditional downtown
n dover Dr d
realm. Limited frontal parking. Park rs R
C o ny e - Historic structures facing rail
Wal-Mart Old
Poor: Sporadic sidewalks. Buildings set - A few historic homes
far from the street behind frontal parking. Post
Office - Disconnected from Town Center
Mays Meadow
The public realm feels "barren." Corner SC Ridge Wy
d k Cir
r R Askew Dr
ee ee
Cr
Club Cir
Blvd Sp Clark
N Town Center
Community Duvall Dr
C r
D Park
to ke
Clayton County Davidson s
an
No - New civic core
eS wy irl rth
Pk Fa He - Small open spaces
Henry County ir W n nr
Way so y ek
n id Bl Br u s
h Cre - Streetscapes
v Dr
vd
Da Bryant St
Part 2: Inventory and Analysis

lly - Incomplete
na Pl
75 N un Dr Club Parkwood Dr

ard Dr
pp n Burks Club Dr
Sh ha
e Cemetery
Walter Way
ve
Woo City
SR 138 d 138 Burke St Hall
- Gateway to Stockbridge N Lee St
Center St Mann Blvd
Exit 228 wy
ta H
la n
- "Commercial-strip" At
Addy Ln Dr Old
- Dominated by cars Armitage Way 23
Way
Townsend Bend
One
s Ct oard Stockbridge
Ln
ie
- Qu
- Little landscaping gs ES
us
or s e
1st St
ar t
Seab
ri n Hillcrest St
Sp Central Line S Lee St
er
i M
Iron H
o Patrick le
il l Mimosa Rd
W Henry HS On
N Bridge Dr Tye St e-H
Suburban Neighborhoods alf
ch St
- Heavily landscaped St College Ave Mi
C hur le
- Good tree cover
- Includes both established and Appleton Blvd 2nd St

_newer areas Ra
ilr
Sheffield Ct Welch St oa
Silent Ave S Berry

Stockbridge Smith St
Reev
Barnes
Quarry Rd
es
City Limits Cre Wilson St
ek ES
Fairhaven Blvd

Memorial Rock
Childs St Park
Glynn Ad dy Dr
Rd

Flippe Mi s ty R idge Trl
Tra
or
Tramore Pass
Dr
Legend
G ra
nd
Visual Focal Point Streetscape Audit Oa
ks
Wa
Good Due West Dr y
Key Gateway
Bay Court Dr

Fair Northwind Dr ak R d
Barrier sR d Red O
hen
Step
Likely Pre-WW II Poor Walt
Building
This map produced using data provided by the City of Stockbridge, Henry County, Miles
Parking Frontage the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates,
and other public sources. Data are not guaranteed.
Park/Cemetery 0 0.125 0.25 0.5

Urban Design Analysis Figure 2.11:
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE
August 26, 2011 Urban Design
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group

Analysis
49
49
July 9, 2012
July 9, 2012

Stockbridge’s neighborhoods are its second major character area. Generally speaking, the community’s
residential streets have a positive design experience, especially those with mature landscaping. Design
features in these areas include buildings set back from the street behind landscaped yards or small frontal
parking pads, and buildings that face the street with doors and porches. There are, however, exceptions
to this, particularly in some newer neighborhoods, where prominent front garages and parking areas
contribute to a less visually pleasing streetscape. In parts of the Northbridge Crossing neighborhood, the
need to accommodate parking on small lots was mitigated through the use of rear alleys.

The third element of Stockbridge’s community design is the North Henry Boulevard (SR 138/42)
“commercial strip.” Although once a rural “farm to market” road, today virtually all of the corridor is marked
by the same post World War II development patterns found across the region. Elements of this include
buildings with a low level of architectural detail set far from the street, frontal parking, visual clutter,
little landscaping, and a lack of spatial enclosure. The result is that this prominent corridor resembles
“Anywhere, USA.”

The final design feature of Stockbridge is its undeveloped or rural areas. These areas recall Stockbridge’s
past and provide a strong identify that many parts of the Atlanta region lack.

Despite the fact that much of the study area has been developed in a way that does not contribute to a
positive or sense-of-place, it is important to note that urban design is not static. As portions of the area
invariably redevelop, particularly the North Henry Boulevard (SR 138/42) corridor and the traditional
downtown area, an opportunity exists to improve the quality of the built environment. This was a key
component of the 2001 LCI plan and something that could benefit the community today, although changing
economic conditions mean that this will likely be a more incremental process than originally envisioned.

Strengths
• The remnants of the traditional downtown, as well as the newer Town Center Project, are a starting
point for creating a downtown area with a strong sense-of-place.
• Pre World War II buildings relate to the street appropriately with storefronts or porches, and shallow
setbacks.
Weaknesses
• There is a lack of street-oriented buildings in most places.
• Auto-oriented development creates the impression of “Anywhere, USA” on North Henry Boulevard.
• Visual clutter is prevalent on North Henry Boulevard, especially where former houses that have con-
verted to businesses.
• There is a lack of public art in the study area.
• Major barriers separate different parts of the study area.
Opportunities
• The completion of the Town Center Project could create a high-quality “place” that becomes a focal
point for Stockbridge’s citizens and strengthens the community’s identify.
• Large redevelopment sites could become master planned projects with a strong sense of place and
good urban design.
• Zoning changes could improve the quality of development.
• Landscaping could improve aesthetics, especially along North Henry Boulevard.
• The study area’s large size could allow several different character areas to be developed.
• Building height could vary by location to reduce the visual impacts of taller buildings.
• Public art could be incorporated into new developments or public spaces.

50 City of Stockbridge Livable Centers Initiative Study 10-Year Update
Part 2: Inventory and Analysis

Miles

0 0.125 0.25 0.5

A figure ground
Existing Figure Ground shows the
arrangement of
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE buildings and Figure 2.12:
the spaces they
define. It is a tool
August 2, 2011

for understanding
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group

the development Figure Ground
51 patterns of a
community.
51
July 9, 2012
July 9, 2012

• Several major gateways could welcome people to the area.
• Streetscape projects could improve aesthetics.
Threats
• Development could continue in a disjointed manner.
• Lack of upkeep, especially at aging commercial properties,
could worsen aesthetics in the community.

Historic Resources
Preserving a community’s heritage is becoming increasingly
important in today’s world of homogenous cities and towns. Many
places have found that the best way to promote future growth
is by preserving the past. This is particularly true where historic
buildings are of a quality that is financially prohibitive today. People North Henry Boulevard includes key
are increasingly drawn to communities with a sense of character gateway areas
and history. In addition, “place-oriented” retail has become one of
real estate’s hottest commodities, with many new “Main Streets”
emerging across the nation. Given this demand, authentic historic
areas can be positioned to capture this growing market.

While only a few historic structures from before World War II exist
within the study area, these structures represent a key piece of
Stockbridge’s history and provide a sense of history that cannot
be replicated in new development. In addition, the study area
includes other features such as mature trees, cemeteries, and
farmland that should be investigated as candidates for preservation.
Incorporating such features into developments can provide the
sense of “authenticity” that many long for.

Strengths
• Stockbridge is a small town with a rich history, including being Historic buildings on North Berry
the birthplace of Martin Luther King, Sr. Street sit close to the sidewalk

• Several historic houses and businesses recall earlier times.
• Many historic or “legacy” trees exist throughout the study area.
• Area cemeteries preserve local family history.
Weaknesses
• Many potentially historic buildings have been modified or are in
a state of disrepair.
• Little remains of Stockbridge’s historic core.
Opportunities
• Architecture could build upon local or regional precedents,
rather than simple corporate prototypes.
• Historic features could be incorporated into new developments.
Threats
Historic trees on Burke Street remain
• The loss of the study area’s few historic buildings could further from when it was lined with homes
degrade its history.

52 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

2.6 Public Facilities & Spaces
Today many services are provided by local, state, and federal
governments, or private companies. These include basic facilities
for public health, safety, and welfare, as well as additional services
that make a community an inviting place to live or do business. An
example of the latter includes open space, which is becoming an
important development strategy in some places.

Public Facilities
Within the study area a variety of public facilities exist, including
• Stockbridge City Hall
• Stockbridge Municipal Court City Hall occupies a prominent
• Stockbridge Police Department location at North Henry Boulevard
and East Atlanta Road
• The Ted Strickland Community Center, a space for special
events held by residents and community groups
• The Merle Manders Conference Center, a multi-use space host-
ing conference, weddings, banquets, and meetings
• Fire Station #9, which is about to be housed in a new building
• Cochran Public Library, a division of the Henry County Library
System
• Smith-Barnes Elementary School (Henry County Schools)
• Patrick Henry Alternative School (Henry County Schools)
The area also contains several private facilities that serve the public,
including religious institutions, some of which include schools. The
closest hospital, Henry Medical Center, is located just to the south
of the study area.
The Cochran Public Library is located
Strengths on Burke Street
• Many public and private facilities exist in the study area.
Weaknesses
• Many are concerned about public safety in certain areas.
• Many view the lack of swimming and/or recreational facilities
(such as a YMCA) as a negative, especially for those with lim-
ited transportation options
• There are no facilities for Stockbridge’s seniors or youth
Opportunities
• The existing JP Moseley Recreation Center on Miller’s Mill Road
could serve the area better, perhaps if a shuttle was provided.
• New facilities could be created either publicly or as part of pri-
vately-developed master planned projects.
Threats A new home for the Henry County
• Growth without facility expansion and improvements could Fire Station #9 is almost complete
strain existing resources and reduce quality. on Rock Quarry Road

Part 2: Inventory and Analysis 53
53
July 9, 2012

Public Spaces
Reliance on technology and fast-paced lifestyles leads people to
increasingly value places that allow them to connect with others.
In fact, one of today’s hottest real estate trends is the community
where people can partake in a wide variety of public spaces on a
daily basis. Many people no longer want to drive to walk down a
pleasant, tree-lined sidewalk, play in a park with their children, or
relax on a warm summer evening. They want their communities to
provide all of these opportunities and more.

There are five major categories of public spaces, each with their
own distinct definition and applicability:

Streets and sidewalks are the most used public spaces in towns
A mother and her son experience
and cities. In addition to serving as a transportation conduit, streets
a well designed public street at
and sidewalks can be designed to encourage social interaction and
Atlanta’s Atlantic Station
community building. Streets can be parade routes or the location of
special festivals, while sidewalks can provide room for cafe dining,
street furniture, and street trees.

Plazas are hardscaped gathering places in a town or city center
and surrounded by commercial, mixed-use, or civic buildings. They
often include fountains, benches, or similar elements. Their entire
surface is accessible to the public and consists of stone, concrete,
or pavement interspersed with trees and limited plant materials.

Parks are landscaped recreation and gathering places that
can be located in any area of a town or city. They may be
surrounded by residential or commercial buildings, and are
often the focal points of neighborhoods. Parks often include
picnic facilities, drinking fountains, benches, and playgrounds.
Larger parks may include ponds, sports fields, and courts. The Mall of Georgia in Buford
Well designed parks are defined at the edges by streets, lawns, incorporates a plaza with a fountain
shrubs, and other plant materials.

Greenways are parks that can serve as corridors for transportation,
wildlife migration, or habitat protection that occur in a linear manner -
usually along creeks or rivers. Greenways can also connect plazas,
parks, and conservation lands. Because of this, they can be located
in virtually any setting and with any size.

Conservation Lands protect and enhance areas of environmental
and historic significance. They are usually located at the edge of
a town or city. Because their primary purpose is the protection of
open space, they can include camping sites and trails.

Existing Conditions

Public space conditions in the study area vary widely. In older parts
of the city surrounding the traditional downtown several parks exist, A park is the center of Harbor Town,
including Cochran Park, Memorial Park, Clark Community Park, near Memphis (Courtesy of Alex S.
Gardner Park, and a small square and fountain developed as part MacLean)

54 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

of the Town Center Project. In addition, the City of Stockbridge owns
conservation lands along Reeves Creek. There are also a variety
of other privately-owned public spaces, including Burks Cemetery
and the green spaces found in several of the study area’s newer
subdivisions, including Northbridge Crossing.

Despite these existing assets, the study area’s public spaces are
still lacking in many respects. Most major streets and sidewalks are
impoverished public spaces that only serve drivers. Minor streets are
only slightly better, in large part because they retain vestiges of the
area’s past, including mature trees that provide shade and greenery.
In addition, the city lacks a square or focal point of sufficient size to
host larger public events, especially those involving live music.

With growth, an opportunity exists to enrich the public realm. New
Cochran Park and nearby Clark
developments could incorporate pedestrian friendly streets and Community and Gardner Parks are
plazas, while existing stream corridors could become greenways. key assets to the study area
Buildings could be placed in a way that enriches these spaces, rather
than turning their backs on them. Without such facilities, however,
growth will only continue to degrade the area’s public realm.

Strengths
• The study area includes several existing public spaces.
• Some secondary streets, such as Old Atlanta Highway, are lined
with trees on adjacent properties
Weaknesses
• There is no traditional town square or other central public space
that can serve large community events.
• Most streets and sidewalks fail to serve as meaningful public
spaces.
• Litter and weeds in streets and sidewalks make much of the Small pocket parks could be
public realm appear neglected. scattered throughout developments
and fronted with buildings
Opportunities
• New developments could provide public spaces, including
plazas that could be a focal point or “town center.”
• Stream corridors and flood zones could become greenways.
• Street trees could enhance the public realm.
Threats
• Development could occur without appropriate or well-placed
public spaces.
• Poorly designed public spaces might lack appeal and fail to
capitalize on the need for a community focal point.
• Liability and limited funds, which could limit the ability to provide
publicly-owned open spaces.
• Poorly located open spaces could result when open spaces are This development, Glenwood Park, in
relegated to the areas with least development potential. Atlanta incorporates a central park
• Maintenance of public spaces could be a long-term challenge.

Part 2: Inventory and Analysis 55
55
July 9, 2012

2.7 Lifelong Communities
Lifelong communities are places where people of all abilities can
live throughout their lifetime. Components that make a community
a place where individuals can age in place successfully include a
range of housing and transportation options (including a connected
and walkable environment), opportunities that encourage healthy
lifestyles, and access to supportive services and information.

Existing Conditions

Stockbridge is a place where people of all ages and abilities live,
but it lacks many amenities and characteristics that are important
for an aging population or those with physical disabilities. Table
2.9 shows the study area’s performance in a variety of Lifelong Lifelong Communities serve people
of different ages in a walkable setting
Communities measures established by the ARC. These are
(Courtesy NHTSA)
grouped for consideration during the planning process.

Many principles of Lifelong Communities involve the ability of the
transportation system to support mobility and accessibility, especially
for non-drivers. As identified in Section 2.3 Transportation, many
parts of the study area today are difficult and inconvenient to walk
in, both due to a lack of safe facilities, but also development patterns
favoring drivers.

A second set of principles involves providing a range of accessible
dwellings. Unfortunately, the study area performs poorly in this
category, as well, in that it fails to provide housing for those of a
variety of ages, incomes, and lifestyles. This limits its appeal and
means that there are few options for residents of nearby single-
family neighborhoods to down-size to other housing types as they
age, unless they choose to move out of the area. The area provides a range of healthy
food options, but not in a walkable
Social interaction between people of all ages and abilities is also setting
key to Lifelong Communities. In Stockbridge this occurs primarily in
semi-public settings such as restaurants or religious facilities. A few
encounters also occur in parking lots, public buildings, or parks.

The study area does provide some support for healthy living,
including parks and many places selling healthy foods. Unfortunately
the community is largely laid out in a way that discourages informal
physical activity that is part of daily life.

The final element of Lifelong Communities is access to services. In
this category parts of the study area come close to achieving Lifelong
Communities principles. Those living near North Henry Boulevard
(SR 138/42) have access to a range of daily goods and services.
During field work conducted as part of this study, several people
were seen walking from nearby apartments and neighborhoods to There are many houses of worship in
said businesses, especially along Tye and Railroad Streets. and near the study area

56 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Table 2.9: Lifelong Communities Assessment of the Study Area
Lifelong Communities Principle Status
Streets that are welcomng and unntmdatng Ò
Traffc calmng strateges that make the envronment feel safe Î
Plantngs and fencng postoned to reduce traffc nose Î
Engagng frontages that nclude dverse urban and buldng form Ò
Walkable/fall-safe sdewalks Ò
Manage sdewalks durng any constructon and repar to avod access barrers Ò
Manage sdewalks to avod clutterng of pedestran envronment Í
Grade level changes that are clearly marked and well-lt Ò
Handrals nstalled where approprate Î
Curb cuts at all ntersectons Ò

Mobility and Accessibility
Pedestran frendly sdewalk pavng Í
Trees for shade Ò
Sensory cues at decson ponts, such as junctons or grade changes Ò
Adequate pedestran lghtng Ò
Crossable streets Ò
Accommodation for specialized vehicles (power chairs, golf carts, etc.) Î
Sttng arrangements to provde respte and facltate conversaton Î
Sturdy seatng wth arm and back rests, made of approprate materals Ò
Covered bus stops wth seatng Î
Areas of sun and shade consdered n the desgn of the street Ò
Gates/doors requrng less than 5 lbs of pressure to open & havng lever handles Î
Consderaton gven to requred vegetatve buffers and pedestran access Î
Consderaton gven to parkng requrements and pedestran access Î
Centralized transit waiting areas Î
Transt stops that provde protecton from ran, wnd and sun Î
Smart transt technology that alerts rders to bus/shuttle’s arrval tme Î
Smart transt technology alerts bus drvers to rders watng out of sght Î
Stops for shuttles, jtneys, buses and lght ral Î
Diversity of housing (varying sizes, products) Ò
Accessblty of housng products Ò

Dwelling
Workforce housng Í
Range of supportve housng types Ò
Range of specialized housing types (cohousing, models that address disabilities) Î
Accessble spaces as approprate based on communty accessblty standards Ò
Front yard gardens, porches and stoops Ò
Renforcement of found gatherng places
Social
Communty rooms (large enough for exercse classes, meetngs, moves) Í

Interaction
Opportuntes for meanngful volunteer actvtes (e.g. after-school tutorng) Í
Actve and passve open space such as dog parks, playgrounds, etc. Í
Thrd-places such as parks, shops, communty centers, etc. Ò
Daly needs wthn safe and nvtng walkng dstance Ò
Fall-safe envronment Î
Shorter block sizes Î

Healthy Living
Walkable destnatons Ò
Desgnated walkng loop Ò
Exercse and recreaton venues (e.g. bocce, dancng, tenns, yoga, ta ch) Ò
Swmmng pool Î
Communty equpped wth access to health servces and educaton Ò
Communty concerge (and case management) Î
Neghborhood access to healthy foods Í
Communty bulletn boards Î
Access to Wayfndng sgnage Ò
Services
Local access to ordnary daly needs that are locaton approprate

Í Yes, ths prncple s met Î No, ths prncple s not met Ò Ths prncple s partally met

Part 2: Inventory and Analysis 57
57
July 9, 2012

This page has been intentionally left blank.

58 City of Stockbridge Livable Centers Initiative Study 10-Year Update
CITY OF STOCKBRIDGE
LIVABLE CENTERS INITIATIVE 10-YEAR UPDATE

Part 3: Public Process
July 9, 2012
July 9, 2012

This page has been intentionally left blank.

60 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

3.1 Public Process
The Stockbridge LCI Study 10-Year Update utilized a number
of public outreach tools and techniques to solicit community Note:
involvement from over 600 people between July of 2011 and March This section provides
of 2012. These included interviews, core team meetings, public an overview of public
notices, press releases, an image preference survey, a community
workshop, three public presentations, and a website. outreach. The Appendix
provides more detailed
Interviews and Surveys information.
Confidential interviews and surveys were used throughout the
planning process to solicit candid feedback on Stockbridge and its
future potential. These included:
• Interviews with assorted agencies and stakeholders at the be-
ginning of the process
• An on-line Community Survey taken by 48 stakeholders at the
beginning of the process
• An on-line Image Preference Survey taken by 23 stakeholders
at the beginning of the process
• A focus meeting with the Stockbridge Historical Society on
September 15, 2011, attended by 10 people
• A Community Questionnaire handed out at the Bridgefest in
the Pines on October 1, 2011, and taken by 10 people
• An Intercept Survey on December 13, 2011, at the Food Depot
in which 240 people were asked to share their opinions on the
community’s future and 72 did
• An Intercept Survey on December 13, 2011, at Walmart in
which 300 people were asked to share their opinions on the
The public process engaged
community’s future and 15 did residents of all ages
• A Visioning Survey for those unable to attend the community
workshop that was taken by 3 people
• A Draft Plan Survey for those unable to attend the Draft Plan
Open House that was taken by 3 people
Raw comments from these surveys can be found in the Appendix.

The Core Team
To guide the process and facilitate outreach, a Core Team of
stakeholders was also established. The Core Team consisted of
property owners and developers, elected officials, Stockbridge staff,
Henry County staff, business owners, residents, and other leaders
in the community. Nearly 30 people either expressed interest in the
Core Team or were invited to participate.

Because of the use of surveys, interviews, and other methods of Stakeholders sign-in at the Kickoff
directly interacting with Stockbridge’s stakeholders at all stages of Meeting
the planning process, the Core Team only met twice during the 10-

Part 3: Outreach 61
61
July 9, 2012

Summary of Survey Comments

Following completion of stakeholder interviews and surveys, a Wordle was prepared for strengths,
challenges, and opportunities. A Wordle is a tool for generating “word clouds” from text that gives
greater prominence to words that appear more frequently in the source text. Wordles can be used
to quickly and graphically identify major themes.

Study Area Strengths Wordle

Study Area Challenges Wordle

Study Area Opportunities Wordle

62 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

year update. The following are brief summaries of these meetings:
• Core Team Meeting #1 (September 20, 2011): At this meeting
the consultant team introduced the process to the Core Team,
defined the Core Team’s role, provided an update on inventory
work, and answered process questions.
• Core Team Meeting #2 (December 13, 2011): At this meeting
the consultant team presented ideas emerging from the work-
shop and offered preliminary plan recommendations for review
and comment.
Core Team members also attended the various public meetings and
provided their input at them. In addition, they frequently contacted
the consultant team through emails and phone calls to discuss
specific issues and ideas.
The workshop allowed residents to
Public Meetings have a hand in shaping Stockbridge

In addition to the Core Team meetings, four public meetings were
held to ensure that interested parties were given an opportunity to
be involved in shaping the community’s future. Summaries of these
meetings are provided below. Further information is available in the
Appendix.

Kickoff Meeting

On August 30, 2011, a public meeting was held at the Stockbridge
City Hall to commence the public portion of the planning effort. The
meeting began with an exercise that allowed participants to put red
and green dots on a map to show where they thought negative
and positive things were happening. Following this, attendees
were introduced to the project team, the LCI program, the planning
process, and current planning trends. As the meeting closed,
Town Center Project concept plans
participants were given an opportunity to visit different stations to were explored at the workshop
share their thoughts on transportation, housing/marketing, land
Bryant St
Neghborhood Small Lot Sngle-Famly
Pocket Park Houses/Cottages

use, and other issues. They were asked to tell the project team Potental Fsher Landscaped Buffer

what they liked most and least in the study area, as well as specific
Rear Lane
House n renovated
Cvl War hosptal

needs for change. Offce/Retal
(potental offces
or lofts above)

Community Workshop Love St Rear Lane

Rebult Depot Land
(Use TBD)

Through a workshop held at the Ted Strickland Community Center Ward St
Burke St
on October 18, 2011, the consultant team shared the results of the
Rear Lane
Community Survey and Image Preference Survey with attendees.
Rear Lane
Farmers Market
Plaza

They then conducted breakout sessions to further define the
N Berry St
N. Berry Street
Streetscape

community’s desires on several fronts: the traditional downtown
Expanded Seasonal
Town Green Ice Skating
Retal/Offce EA
(potental offces

area, North Henry Boulevard (SR 138/42), markets and economic or lofts above) tlan
Rear Lane
ta R
Pedestran Brdge

development, study area-wide transportation, and community
to North Berry Street City Townhouses or
Hall Lve/Work Unts
Cafe

linkages. Shared
Parkng Lot
Existing
Fountain

N Henry Blvd

Specifically, workshop attendees brainstormed various ideas for Based on public comments, concept
each topic, encouraged not to limit their thoughts at this point in the plans were revised and finalized
This graphic is for illustrative purposes only. It is intended to show one
possible option for long-term build-out of the Town Center Project. This assumes
that any redevelopment will only occur when willing landowners sell sites to willing Harrell Dr
Offce/Retal
buyers. Furthermore, all building locations and footprints are the artist’s interpretations. (potental offces above)

planning effort. At the conclusion of the sessions, a representative
Town Center Project - Illustrative Plan A
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE
March 6, 2012
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group

Part 3: Outreach 63
63
July 9, 2012

for each topc presented the hghlghts of the deas dscussed.

Draft Plan Open House

The draft master plan recommendatons were made at an open
house held on January 2, 2012, at the Merle Manders Conference
Center. At the meetng, boards showng all plan recommendatons
were avalable for revew and comment; ths nformal format
allowed partcpants to focus on the areas of most nterest to
them. In addton, the publc could share ther most- and least-lked
recommendations with the consultant team, and fill out a detailed
worksheet with specific comments.

Final Plan Presentation
An open house allowed stakeholders
The final master plan recommendations were presented to the public
to review plans at their own pace
on March 5, 2012, at the Stockbrdge Cty Hall. At ths meetng,
comments on the plan were heard and later ncorporated nto the
finished plan document. We need your input for the
StocKbridge LivabLe
centerS initiative Study
Communication Tools 10-Year Update

Final Plan Presentation
Recognizing the importance of communication to public involvement, Monday, March 5, 2012
6:00 - 8:00 pm
the planning effort utilized a number of tools to keep stakeholders City Hall - Council Chambers
4640 North Henry Boulevard
nformed of upcomng meetngs and project nformaton. Stockbridge, GA 30281
Please join us for a formal presentation of the Bryant St
Small Lot Single-Family
Houses/Cottages
Townhouses or
Live/Work Units

final recommendations of the Stockbridge LCI 10-
Year Update. These have been prepared based Rear Lane

One key tool was the project webste, whch provded access to
on comments received at January’s Draft Plan
Open House and through the project website. Rear
Lane

At the meeting consultants will present: Potential
Parking

the project maps, meeting presentations, meeting minutes, flyers,
D eck

• Revised Town Center concepts
N Lee St
• Land use recommendations
• Transportation recommendations Ward St

documents, and other nformaton pertanng to the study. The
Existing

• Public facilities and space recommendations Town Green

tlanta
EA
• Environment recommendations Rd City Fountain/Splash
Hall Pad

• Implementation strategies Potential
Parking

webste also ncluded a lstserv whch was used to keep members
Existing D eck
Fountain

• And much more!
Comments will also be taken so that the plan can
Harrell Dr Office/Retail

be finalized for adoption. (potential offices above)

updated on the plannng process. This study is sponsored by the Atlanta Regional Commission and the City of Stockbridge.
To learn more about the LCI program and the study, please visit:

www.tunspan.com/stockbridge

In addton to the webste, varous prnt meda were dstrbuted to Flyers were posted at many area
nform resdents and property owners of upcomng meetngs. Flyers businesses prior to public meetings
were posted at area busnesses, government buldngs, and other
high traffic locations to let the community know about upcoming
events. Core Team members also asssted n spreadng the word
through word-of-mouth and neghborhood assocatons.

Fnally, Channel 14, Henry County’s publc access channel, was
used to remnd vewers of upcomng meetngs at least two weeks
before the schedule date. The advertsement also ncluded a lnk to
the project webste.

64 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

3.2 Image Preference Survey
A key visioning tool of the Stockbridge LCI Study 10-Year Update was
the image preference survey (IPS). Using an online format accessed
from the project website, the public was given the opportunity to
score a variety of images for their level of appropriateness for
the future of the study area. Categories included Commercial
and Mixed-Use, Multifamily Residential, Small Lot Single-Family
and Townhouses, Transportation, and Public and Open Spaces.
Possible scores ranged from -5 (extremely inappropriate) to +5
(extremely appropriate). A score of 0 indicated no preference.

The IPS was available from September 21, 2011, to October 14,
2011, and was completed by 23 people. Demographic information
This image of a mixed-use project in
collected during the survey indicated: Cobb County scored +3.23
• 43% of respondents lived in the LCI study area
• 26% lived in the City of Stockbridge (excluding the study area)
• 22% lived in Henry County (excluding the study area)
• 9% lived outside of Henry County

Following the survey, the most and least appropriate images were
identified by taking the average (mean) score for each image. In
addition, agreement between respondents was determined by
looking at the standard deviation of image scores.

Because survey participation was self-selected and limited to persons
with Internet access, it was not a statistically valid representation of
all Stockbridge’s residents, and was but one of many tools used to
solicit input into the planning process. This said, the highly visual
nature of the survey played an important role in getting the public
to think about future possibilities and spurring discussion at the Atlanta’s Edgewood Retail District
scored +2.95
Community Workshop

The following is a summary of key findings.

Commercial and Mixed-Use

A key element of the LCI program is the promotion of commercial and
mixed-use development, both vertically and horizontally. However,
in Stockbridge, survey responses suggest a desire to ensure that
mixed-use development is also well-designed and walker-friendly.
To this end, the highest scoring mixed-use images were of The
Walk at Legacy in Cobb County, Edgewood Retail District and
Lindbergh City Center in Atlanta, and Vickery in Forsyth County.
These images showed one to three story traditionally styled brick
and clapboard buildings containing shops, housing, and offices.
More significantly, they included open space and landscaping that
minimized the visual impact of the higher density development and This Chili’s at Lindbergh City Center
provided spaces for people. in Atlanta also scored +2.95

Part 3: Outreach 65
65
July 9, 2012

Images of modern designs and tall buildings scored poorly (although
a minority rated them highly), as did photos of existing commercial
areas in Stockbridge. Images of the latter include the commercial
buildings on North Berry Street and the Mays Corner shopping
center.

Overall, the survey confirmed that there is a role for high-quality,
commercial and mixed-use development in the study area’s future.

Multifamily Residential

Currently the study area contains a handful of large multifamily
apartment complexes scattered throughout it, and no for-sale
condominiums. Survey results suggest that respondents are
lukewarm, at best, to increasing the amount of multifamily housing This multifamily residential image
in the study area, particularly if in the form of large, monolithic scored +1.50
apartment complexes found across much of suburban Atlanta.

Most images in this category scored poorly, particularly images of
existing aging complexes and high-rise buildings. The images that
scored the highest were of small, low-rise buildings that looked
more like houses than “complexes.” These frequently included small
buildings containing only a few units, ample landscaping, discrete
parking, sidewalks, and two or three stories.

While the image survey focused on building form, an optional
comment section, as well as the Community Survey, suggested
that stakeholders are interested in new multifamily housing that is
incorporated into a mixed-use setting, well-designed, and primarily
owner-occupied or targeted towards the elderly. Many feel that
Stockbridge’s existing large apartment complexes offer enough of
that type of housing for the community.
This image of a well landscaped brick
Small Lot Single-Family and Townhouses building scored +1.19

As Stockbridge’s population ages and residents choose to down-
size from their large lot single-family houses, townhouses and small
lot single-family houses are expected to become an increasingly
popular housing option, especially within a short walk of shops and
services. While these options in the study area will be limited, due
to a desire to protect existing neighborhoods, there will still be some
opportunities for such uses in Stockbridge.

When small lot single-family houses and townhouses are built,
survey results suggest that the conventional approach to cookie-
cutter development that provide higher density living, but without
the amenities that make it desirable (including parks, sidewalks,
and a true “town” environment) are inappropriate for the future of
the study area.
These “patio homes” scored +2.40,
Both townhouse and single-family images that scored well were the highest for the category
of traditional designs with quality design features and landscaped

66 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

yards. These houses fronted on tree-lined sidewalks and alluded
to a setting that was truly walkable. Parking was provided, but to
the rear of buildings so as to not disrupt the pedestrian-oriented
building front.

Survey results also suggest that small lot single-family houses and
townhouses may be appropriate for Stockbridge’s aging population.
The two highest scoring images in this category were one story
houses that are well suited to the elderly because they provide
living space on one level and can readily be adapted for persons
with limited mobility.

Transportation

Transportation images showed many different facilities, including These one story houses on a tree-
roadways, medians, bicycle lanes, multi-use paths, sidewalks, lined street scored +2.05
buses, and more. Except for one image showing North Henry
Boulevard (SR 138/42) as it exists today, all images in this category
received positive scores, suggesting that people want to expand
the range of transportation offerings.

The top rated images in this category showed a strong desire for
improving transportation options for bicyclists and pedestrians. The
highest scoring image, shown at right, was a landscaped multi-use
path that is very similar to the existing Reeves Creek Trail. Said trail
represents an ideal method for linking existing neighborhoods to
existing and proposed growth centers in Stockbridge.

The second highest score in this category was of a very different
facility from the multi-use path. This image showed a wide, tree-
lined sidewalks in a downtown environment. Here, the design of
buildings and the public realm worked together to create a setting
ideally suited for walking. This suggests that transportation facilities This path was the highest-scoring
image in the survey, at +3.75
alone are not enough to truly promote walking

This image of SR 138 today scored -1.35 When a median and landscaping were added the
score increased to +0.55

Part 3: Outreach 67
67
July 9, 2012

Public and Open Spaces

This category showed a series of open spaces ranging from parks
and plazas, to farmers markets and community gardens. The study
area currently has several parks, but no true community gathering
spot, such as a town green or square. Survey responses suggest
a desire to increase the amount of quality open space in the future.
To this end, all images in this category scored well.

The highest scoring image in this category was of a playground;
this was also the second-highest scoring image in the entire survey.
This is consistent with interview comments and Community Survey
findings that suggest a strong desire to make central Stockbridge a
family-friendly community.
This image a playground was the
Other images that scored well included a tree-lined sidewalk, second-highest scoring, at +3.35
an urban town square, and a small farmers market. The lowest-
scoring image was a community garden, which suggests that many
respondents were only lukewarm to the idea or did not consider
gardens to be a priority.

General Findings

The images selected as most appropriate represent places from
around the nation; regardless of origin, all share certain design
elements. Most notable is that all show a vibrant, human-scaled
small town environment; survey participants rejected the images
of sprawling suburban areas and high-rise canyons equally.
Furthermore, all share a common respect for the pedestrian,
landscaping, and well-designed buildings. Another key indication is
that people think the study area should provide facilities that serve
a range of people. This is reflected in terms of business types,
housing types, open space types, transportation facilities, and This lively sidewalk environment
scored well, at +3.25
architectural styles.

Results also suggest that the residents, businesses, and property
owners in and around Stockbridge are yearning for a place that is
different from what has been offered in recent decades, and one
which, in many ways, recalls Stockbridge’s traditional role as a self-
contained small town. As evidenced by the scores, many would
like to see both a walkable downtown environment in Stockbridge’s
historic core, but also improved aesthetics, landscaping, and quality
of design in other areas, particularly the North Henry Boulevard (SR
138/42) corridor. The recommendations contained in the following
section represent a blueprint for doing just that.

This small square in Atlanta’s
Glenwood Park scored +3.10

68 City of Stockbridge Livable Centers Initiative Study 10-Year Update
CITY OF STOCKBRIDGE
LIVABLE CENTERS INITIATIVE 10-YEAR UPDATE

Part 4: Recommendations
July 9, 2012
July 9, 2012

This page has been intentionally left blank.

70 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

4.1 Overview of Recommendations
Policies & Projects
This part of the document includes recommendations for the
There are two types of plan
Stockbridge LCI Study 10-Year Update study area that proactively
recommendations:
shape its future character; it also provides short- and long-range
actions to address the weaknesses and threats identified in Part Policies are guidelines that
2: Inventory & Analysis. There are two types of recommendations: provide direction for the
Policies and Projects. Projects are followed by a reference number implementation of the plan’s
corresponding to the Section 5.1: Action Plan. vision. They often support
specific implementation
Recommendations are a synthesis of the desires of area residents,
projects and should be the
businesses, property owners, the project Core Team, and others,
basis for actions by the City
coupled with sound planning principles. They offer a visionary
of Stockbridge. Policies
yet achievable blueprint for sustainable growth that will benefit
should also guide the
Stockbridge and its residents for decades to come.
private sector, especially to
the extent that they define
Future Vision plan aspirations.
This 10-year update is a refinement of the vision for Stockbridge
Projects are specific tasks,
that emerged from the initial LCI study. Since 2001, many factors
such as transportation
affecting the city’s future have changed significantly, not the least
improvements or new
of which are aging local and regional populations; an economic
parks, with a defined cost
slowdown; tightening real estate lending practices; and a decrease
and time frame. They are
in state and federal funds available for community improvements.
often undertaken by a local
These and other factors have created a need for a plan that
agency such as the City of
serves changing demographics, maximizes the return on public
Stockbridge, Henry County,
investments, reduces barriers to private investment, and has a
GDOT, or GRTA.
resiliency that allows it to adjust to change - all while keeping with
a community desire for growth that improves Stockbridge’s quality-
of-life and benefits current and future residents.

The recommendations that follow have been developed to realize a
vision that emerged from an open and inclusive planning process.
Central to this is a belief that poorly planned development practices
must be shunned in favor of a thoughtful and integrated approach
to land use, transportation, economic development, design, and
public facilities - one that builds on Stockbridge’s strengths to create
a place of lasting economic, social, and environmental value.

As the area develops, it is envisioned as becoming both a revitalized
heart for Stockbridge and a key activity center for northern Henry
County. It is designed to be:
• Compact: Offering different uses close to one another, prefer-
ably within a ten minute walk.
• Connected: Providing pedestrian, vehicular, bicycle, and transit
facilities that allow easy access between uses.
• Complex: Striving for diversity in the mix of uses, economic
resilience, the range of housing, and the design of buildings and
public spaces. Failure to do this creates monotony, and places
that are monotonous are not of lasting value.

Part 4: Recommendations 71
71
July 9, 2012

In general, this means providing a mix of employment, housing,
retail, civic, and open spaces connected by a balanced system
of streets, transit, sidewalks, and bicycle facilities. It also means
arranging them in a way that creates “a place” where people want
to live, work, and play, both today and in the coming decades.
Most importantly, it means doing so in a way that benefits existing
residents and businesses.

Specifically, the land use vision calls for directing growth into
walkable centers that can serve as focal points for nearby areas. Due
to its large size, it is not feasible to expect the study area to have a
single identity. However, by establishing different centers based on
access, environmental factors, and location, it is possible to create
a framework that can accommodate the range of development
patterns desired by stakeholders. Highly walkable growth centers often
focus on a public space
Envisioned growth centers areas include:
• The Downtown, which includes Stockbridge’s Town Center
Project and the historic core along North Berry Street. This
area features a mix of restored historic and new buildings,
streetscapes, housing options, and expanded public spaces.
• The Regional Activity Center near I-75, which is a high-density
area featuring employment, hotels, retail, housing, and public
spaces serving as a buffer to Northbridge Crossing.
• Davis Road Neighborhood Center, which lies north of Walmart
and is envisioned as a neighborhood center that could develop
long-term to serve surrounding residents.
• Old Atlanta Road Neighborhood Center, which could one day
become a pedestrian-friendly mixed-use center within a short
walk or bike ride of several nearby neighborhoods. Neighborhood centers often include
• Flippen Road Neighborhood Center, which currently only pedestrian-friendly businesses
offers gas and convenience retail, but could gradually provide
more neighborhood services.
• Stockbridge Lakes Neighborhood Center, which surrounds
the existing Stockbridge Lakes shopping center.
Between these centers, preserved neighborhoods and greenspace
corridors are envisioned, as well as the continuation of existing
commercial uses along major corridors. A range of transportation
facilities should serve and connect these areas, including sidewalks,
shuttles, paths, and streets, to benefit the immediate community
and improve access to greater north Henry County. In all areas,
the design of buildings, streets, and public spaces should create a
memorable place where people want to be. Buildings should use
lasting materials and strive for design excellence, while art and
landscaping are envisioned throughout.
A series of streets, sidewalks, and
paths will connect growth centers

72 City of Stockbridge Livable Centers Initiative Study 10-Year Update
el Dr

675 Davis Rd
¨ Davis Road
¦ Neighborhood Stockbridge Lakes
Neighborhood Center
Center ! Meadow R id ge
Ri Rd
e ers
Exit 1 Dr dg C ony
n Old
Ru
Shields Rd

La Cochran
n dover Dr Park

Post
Office Mays
Corner SC
SR 138/42 Cir
k Clark
ee
vd ! SR 138/42 Mixed-Use Cr Community
Park Duvall Dr
ke s Bl
Merle
Part 4: Recommendations

Clayton County No Corridor Center Manders
Davidson S to wy
Pk rth
Conf Ctr
so n He
Henry County ir W nr
id
W ay
y Br u
ne v Bl s h Creek
Da vd

Exit 228 D r Burke St
Dr Club
ard Dr Love St N Lee St
pp Burks
Sh ha
e ve
n Cemetery
Club Dr
oo
d 138
¨ 75 ¬
« ! City
Hall Downtown
Dr
Walter Way
w y 23
I-75
Ln Seab O l d Atl a n t aH
Stockbridge
ES
gs oard
Activity Sp
rin S Lee St
il l Mimosa Rd
Center N Bridge Dr Tye St
Patrick Henry
Alternative
h St School College Ave

Neighborhood Chu
rc
Berry St

2nd St S
Conservation
Area Ra
ilr
oa
Silent Ave Welch St
Smith Wilson Ave St
Stockbridge Reev
es Barnes
Rock Quarry Rd
Cre Wilson St
e k ES
City Limits Fairhaven Blvd

Rd
Flippen Road Childs St
Gl ynn Ad dy Dr
Flippe
Mi s ty R idge Trl
Neighborhood
Tra
Center or
e Dr

Legend

On-Street Bike Facility
ak R d
B ay Court Dr

Multi-Use Path Rd Red O
ens o
S teph
Neighborhood Walt
Conservation Area
This map produced using data provided by the City of Stockbridge, Henry County, Miles
the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates,
and other public sources. Data are not guaranteed.
Park/Open Space
; 0 0.125 0.25 0.5

Character Areas
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE Figure 4.1:
July 9, 2012
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group

73
73 Growth Centers
July 9, 2012
July 9, 2012

4.2 Land Use Recommendations
The large amount of marginal lands in the study area represents
an opportunity to proactively plan for change. As market forces
increasingly favor walkable, compact communities, the area
should grow in a way that increases the mix of uses, particularly
those creating high-paying jobs, serving the aging population, or
enhancing available goods and services. This must occur in a way
that minimizes negative environmental impacts and improves the
area’s quality-of-life.

Land Use Policies
Use the Framework Plan as a guide for long term
Higher-density, mixed land uses must
redevelopment, while recognizing that interim growth may be be well designed to have a positive
less intense than reflected in the plan. impact in Stockbridge
The Framework Plan in Figure 4.2 reflects aspirations for how the
area should grow over the next 25 years in a way that protects
existing neighborhoods, supports appropriate development, and
positions Stockbridge to be a model for sustainable development.
Central to this is a land use vision that provides opportunities for
everything from townhouses to high rise offices and condominiums.
The plan’s goal is that people of all incomes and ages will be able
to live, work, and play in the community, with all the necessary
supporting services such as schools, parks, and places of worship
within a short walk or bicycle ride.
Before this aspiration can be achieved, some sites, especially aging
shopping centers, will probably be renovated or converted into other
uses, such as offices or religious facilities, in advance of their long-
term redevelopment. Such should not be viewed as a plan failure,
but rather one step in the incremental growth of the area. The plan will improve accessibility in
Stockbridge, especially for bicyclists
Table 4.1: Description of Typical Framework Plan Land Uses
Typical Building Typical Housing
Land Use Primary Uses
Heights Density*
Single-family Single-family houses 1-3 stories 1-2 DUA

Small lot single-family houses, townhouses, assisted
Residential 1-4 Stories 1-3 stories 8 DUA
living, multifamily

Highway Commercial Hotels, auto-oriented retail 1-3 stories -

General Mixed-Use Housing, offices, hotel, retail 1-4 stories 16 DUA

High-Rise Mixed-Use Housing, offices, hotels, retail max. stories max. 45 DUA

Public/Institutional Schools, religious facilities, etc. 1-3 stories -

Industrial Manufacturing, processing, etc. 1-3 stories -

Park/Open Space Public or private parks or open space - -

Transportation/Utilities Public utility or transportation facilities - -
*Dwelling units per acre

74 City of Stockbridge Livable Centers Initiative Study 10-Year Update
el Dr

About the Framework Plan675 Davis Rd

This is an aspirational vision for the
¨ N Henry Dr
Collier
Rd
long-term development using general k
Da Oa
Freeway
land use categories in approximate vi d so Junction SC Blvd Ri
Meadow R id ge
N e Stockbridge
Exit 1
locations. It combines transportation Dr dg
Pk n Lakes SC
Ru
Shields Rd
and land use to show they can reinforce wy Rd
Cochran ers
La
C ony
one another through balanced growth. n dover Dr Park Old
Wal-Mart

As with any aspirational plan, the Post
Framework Plan is not a mandate. Office Mays Meadow
Corner SC Ridge Wy
Existing uses that are inconsistent with Askew Dr Cir
k Clark
ee
the plan are likely to remain for many vd Club Cir Cr Community
Park Duvall Dr
years as the plan is incrementally C ke s Bl
r Merle
Clayton County e
Manders
Part 4: Recommendations

No
realized. All development assumes Davidson S to an
wy irl rth
Conf Ctr
Pk Fa He
developers.
willing land sellers andHenry County ir W W ay n nr
ne so y Br u
id Bl
vd s h Creek
v Dr
Da lly
Exit 228 na D r Burke St
N un Dr Club
ard Dr Love St
pp Burks
ha
Walter Way
Sh
e ve
n Cemetery
Club Dr
oo City
N Lee St
138 Ward St
Hall
¦75 ¬
« N Berry St

Addy Ln Dr Hw
23
Townsend Bend Armitage Way
s Ct
ie
Ln Seab
O l d Atl a n ta Bowen
St McCa
in Nolan St
Stockbridge
ES
gs
or s e
S us Way
oard
Sp Central Line
Hillcrest St Cr 1st St S Lee St
rin
Iron H
o eek Tr
il l Mimosa Rd
N Bridge Dr Tye St
Patrick Henry
Alternative
ir h St St School College Ave
al d Potential
C Natatorium ! Chu
nw rc
S Berry
Stockbridge Appleton Blvd
Site 2nd St
se
City Limits Ro
Ra
ilr
Sheffield Ct Silent Ave Welch St ry S oa
Townhouse or Small Smith Wilson Ave eta St
Legend Reev
es Barnes Cem
Lot Single-Family
Rock Quarry Rd
Cre
e Wilson St t
k ES
Fairhaven Blvd
Streets Proposed Land Use
Rd
Childs St
Publicly Funded* Single-Family Gl ynn Ad dy Dr
Flippe
Mi s ty R idge Trl
Privately Funded** Residential 1-4 Stories
Tra
or
Existing Highway Commercial e
Tramore Pass
Dr

Bicycle Facilities General Mixed-Use
G ra

nd
On-Street Oa
High-Rise Mixed-Use ks
Wa
Due West Dr y
Multi-Use Path Public/Institutional
Northwind Dr
B ay Co urt Dr

ak R d
Rd Red O
Industrial teph
ens o
Walt

* Alignments subject to modification
Park/Open Space
This map produced using data provided by the City of Stockbridge, Henry County, Miles
_during future engineering/design. the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates,
**Locations are illustrative only. and other public sources. Data are not guaranteed.
Transportation/Utilities
; 0 0.125 0.25 0.5

Framework Plan
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE Figure 4.2:
July 9, 2012
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group

75
75 Framework Plan
July 9, 2012
July 9, 2012

Establish the greater downtown area as a mixed-use focal
point for Stockbridge.
The greater downtown area, which includes Stockbridge’s historic
core and nearby areas, was once the civic and business heart of
the community. Although time and growth have diminished this
role, it is critical that the area stays relevant to the Stockbridge
community, now and in the future. Most cities are only as healthy
as their downtown and, over the long-term, Stockbridge may be no
different.
To position Stockbridge for changing local, regional, and national
market and demographic trends, particularly the needs of aging
residents and the so-called “Millenials,” 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 Many downtowns have positioned
of which will be less suitable to adapt to these changes. themselves as “mallternatives;”
Central to this vision is: Stockbridge could do the same
• Making the downtown a good place to live, particularly for those
desiring a more walkable lifestyle.
• Providing amenities and programs that attract residents from all
of Stockbridge to visit.
• Connecting the downtown to nearby neighborhoods through
improved bicycle, pedestrian, transit, and vehicular linkages.
• Directing compact mixed-use development into the area
to generate activity and reduce development in existing
neighborhoods.
• Focusing on creating a special “place” through careful attention
to design and the preservation of the area’s historic resources.
The recommendations on the following pages reflect specifics of
how this can be achieved. Events can attract people and
Please see the Town Center Project Concept Plans for examples of establish downtown as the
how part of the downtown might develop. community’s heart

Create a mixed-use regional activity center near I-75.
The Joint Henry County/Cities Comprehensive Plan 2030 identifies
the area near I-75 as a “Suburban Employment Center.” This
means that it should develop as a high intensity mixed-use district
featuring significant employment options. Feedback received
during this study shows that Stockbridge stakeholders support this,
provided that appropriate height and scale transitions are made to
the Northbridge Crossing neighborhood
Please see the I-75 Activity Center Concept Plan for an example of
how this area might develop.

Protect existing neighborhoods from commercial and
multifamily encroachment.
The I-75 Activity Center could house
Given the large amount of vacant or under-developed land in the major offices in a walkable setting
study area and an abundance of areas zoned for commercial or

76 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

I-75 Activity Center Concept Plan

The I-75 Activity Center has the potential to
become a major employment center for the
City of Stockbridge and North Henry County.
This concept plan shows how that might occur
in a way that is consistent with the vision of this
plan.
The images at right and below show one option
for how the area could accommodate the
following long-term development program:
• 1.0-1.5 million sf of Class A office (blue)
• 2 full-service hotels (purple)
• 250,000 - 300,000 sf of retail (red)
• 750-1,000 units of high-quality multifamily
(yellow)
• 300-500 units of senior housing or assisted
living (turquoise)
• 1,500 housing units (yellow and brown)
• 20-25 acres of park space (green)
• Potential long-term parking decks (white)
Of these uses, big box retail and parking could
front I-75, with mixed-uses and offices lining a new north-south roadway connecting to Flippen
Road. Housing could occur to the east, where proposed parks and muli-use paths would create a
quality residential address. Nearby, the former Manheim Drive Center could become a college.

Part 4: Recommendations 77
77
July 9, 2012

multifamily uses, it is reasonable to expect new development to
occur in these areas or within the proposed growth centers. To
this end, the City of Stockbridge should encourage reinvestment
in these areas before supporting developments or zoning changes
that could negatively impact existing neighborhoods.

Provide appropriate transitions between new development
and existing neighborhoods.
A variety of design techniques exist for mitigating the impacts
of redevelopment on adjacent houses. These could include
conventional techniques such as buffers, or innovative site planning
that uses small lot single-family houses or townhouses to make the
transition.
Please see the following page potential approaches.
Townhouses are an appropriate
transition between higher and lower
Continue existing city policies and regulations that provide
density sites
a balance of owner and renter-occupied housing in
Stockbridge.
The City’s Residential Growth Regulation guides the development
and rezoning process to ensure that no less than 70 percent of
Stockbridge’s housing stock is single-family. This and similar
policies aimed at providing a healthy ratio of owner-occupied to
rental housing in the city should be continued, with consideration
given for exceptions for condominiums and senior housing/assisted
living that are developed in a manner consistent with this plan.

Land Use Projects
Town Center Project completion (O-1)
The unfinished Town Center Project represents unfulfilled potential
for the City of Stockbridge. As the economy and real estate market The unfinished Town Center Project
recover, the City should prioritize the project’s completion. Yet, is fails to live up to its potential
because completion will depend on factors beyond the scope of
this study, the plan does not recommend a specific development
program beyond the following minimum components:
• New open spaces, including one serving the entire city
• Housing, including potentially small lot single-family houses,
townhouses, senior housing, and above-shop flats
• Retail and office space
• New pedestrian-friendly streets and sidewalks
• Sufficient parking for the development program
To demonstrate how these might be accommodated, the following
pages contain two of many possible options for project realization.
The final determination of which, if any, of these options the City
pursues should only be made following careful deliberation by the
City of Stockbridge and discussion with a potential developer.
The Town Center Project should
Please see the Town Center Project Concepts on the following become a focal point for the city
pages.

78 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Potential Neighborhood Transitions

In addition to conventional buffers, several techniques exist for providing transitions between
new development and single-family houses. The following are options that should be explored
individually or combined, especially as redevelopment occurs adjacent to existing neighborhoods.

Alley

Height Transitions

Transitional Use
(often townhouses or small
lot single-family houses)

Part 4: Recommendations 79
79
July 9, 2012

Town Center Project Concept A

This concept plan shows how the Town Center
Project could develop in a way that adds
significant new residential and commercial
space to the community, with only modest
increases in the amount of open space. It
includes the following program:
• 40,000-55,000 sf Office/Retail
• 30,000-50,000 sf Retail/Office
• 76 Single-family Houses
• 10 Townhouses/Live-Work Units
• 1.0 acre Town Green
• 0.5 acre Park Space
Highlights of this concept include an expanded
town green on the west side of East Atlanta
Road that could host special events, such as
markets or ice-skating. If alternate routes are
built, East Atlanta Road could even be closed
during these events - creating a space that
could accommodate as many as 2,250 people.
Surrounding the green, shops and offices are
housed in one- to two-story buildings (although
up to three stories might be appropriate if the
market justifies it). Further away, the plan
transitions into small lot single-family houses.

80 City of Stockbridge Livable Centers Initiative Study 10-Year Update
Bryant St
Neghborhood Small Lot Sngle-Famly About the Illustrative Plan
Pocket Park Houses/Cottages Ths plan shows one opton for
completng the Town Center Project.
Ths opton ncludes:
Potental Fsher Landscaped Buffer - 40,000 - 55,000 sf Offce/Retal
Rear Lane - 0,000 - 50,000 sf Retal/Offce
House n renovated
Cvl War hosptal - 76 Sngle-Famly Houses
- 10 Townhouses/Lve-Work Unts
- 1.0 acre Town Green (2,250 person
- capacty f East Atlanta Road s
Offce/Retal - closed durng events)
(potental offces - 0.5 acre Park Space
or lofts above)
Part 4: Recommendations

Love St Rear Lane Rear Lane
Ceresea Dr

Rebult Depot Landscaped Buffer
(Use TBD)

Brannan Dr
Ward St
Burke St

Rear Lane
N Lee St
Rear Lane
Farmers Market
Plaza

N. Berry Street
Streetscape
Expanded Seasonal
Town Green Ice Skating
N Berry St
Retal/Offce EA
(potental offces
or lofts above) tlan
Rear Lane
ta R
Pedestran Brdge d
to North Berry Street City Townhouses or
Hall Lve/Work Unts
Cafe

Shared Existing
Parkng Lot Fountain

N Henry Blvd

This graphic is for illustrative purposes only. It is intended to show one
possible option for long-term build-out of the Town Center Project. This assumes Feet
Offce/Retal
that any redevelopment will only occur when willing landowners sell sites to willing
buyers. Furthermore, all building locations and footprints are the artist’s interpretations. (potental offces above) 0 50 100 200
Harrell Dr
N Henry Blvd

Town Center Project - Illustrative Plan A Figure 4.3:
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE
March 6, 2012 Town Center
Project Concept
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group

81
81 Plan A
July 9, 2012
July 9, 2012

Town Center Project Concept B

This concept shows how a large central park
and amphitheater could be incorporated into
the Town Center Project, but at the expense of
other uses. It envisions:
• 40,000-50,000 sf Office/Retail
• 45,000-65,000 sf Retail/Office
• 46 Single-family Houses
• 12 Townhouses/Live-Work Units
• 5.3 acres Park Space
Within the proposed parks, the plan includes
a 3,000 seat amphitheater. To accommodate
this, two parking decks are also recommended
- one behind City Hall and one off of East Atlanta
Road. Depending on the programming, it may
also be necessary to provide off-site parking
and shuttles for patrons.
Around the existing town green, the plan
envisions a ring of one- to two-story buildings
housing ground-floor shops and offices (like
Concept Plan A, taller buildings would be
appropriate if feasible). The plan then transitions
to live/work units, townhouses, and small lot
single-family houses, although with far fewer
than in Concept Plan A.

82 City of Stockbridge Livable Centers Initiative Study 10-Year Update
Bryant St
Small Lot Sngle-Famly Townhouses or About the Illustrative Plan
Houses/Cottages Lve/Work Unts Ths plan shows one opton for
completng the Town Center Project.
Burke St
Ths opton ncludes:
Potental Fsher - 40,000 - 50,000 sf Offce/Retal
House n renovated Rear Lane - 45,000 - 65,000 sf Retal/Offce
Cvl War hosptal - 46 Sngle-Famly Houses
- 12 Townhouses/Lve-Work Unts
- 5. acres Park Space (ncludng
- a ,000 person capacty
Lve-Work - amphtheater)
Unts
Lane
Part 4: Recommendations

Love St Rear
Ceresea Dr

Rebult Depot Potential
Parking
(Use TBD) Deck
Event
Lawn
Farmers Market Brannan Dr
Plaza

Retal/Offce
(potental offces N Lee St
or lofts above)

N. Berry Street Amphtheater
Streetscape Ward St (,000 person capacty)

Shared Seasonal
Ice Skating Stage and
Parkng Lot
Servce Area

Retal/Offce ta R
(potental offces
N Berry St
tlan
or lofts above) EA
d City Fountan/Splash
Hall Pad
Pedestran Brdge Potential
to North Berry Street Parking
Existing Deck
Fountain

N Henry Blvd

This graphic is for illustrative purposes only. It is intended to show one
possible option for long-term build-out of the Town Center Project. This assumes Feet
Offce/Retal
that any redevelopment will only occur when willing landowners sell sites to willing
buyers. Furthermore, all building locations and footprints are the artist’s interpretations. (potental offces above) 0 50 100 200
Harrell Dr

Town Center Project - Illustrative Plan B Figure 4.4:
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE
March 5, 2012 Town Center
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group

Project Illustrative
83
83
July 9, 2012

Plan B
July 9, 2012

Comprehensive plan updates (O-2)

The Joint Henry County/Cities Comprehensive Plan 2030 should
be updated to reflect the vision of this 10-year update.
Please see Section 6 for details.

North Henry Boulevard (SR 138/42) Overlay (O-3)
In many ways, North Henry Boulevard (SR 138/42) represents most
people’s image of Stockbridge; unfortunately, the image conveyed
is not a positive one. To address this and ensure that future growth
achieves the vision of this plan, an overlay for the North Henry
Boulevard (SR 138/42) corridor should be created that addresses,
at a minimum:
• Aesthetics and buildings design An overlay along SR 138 could
• Sidewalk and streetscape standards address aesthetics, sidewalk
• Placement and treatment of parking standards, parking, and more

• Landscape and open spaces
• Mix of uses
• Access management
A similar overlay currently exists along the corridor to the west in
Clayton County.

Temporary uses in the Town Center Project (O-4)
Given the limited demand for new development in Stockbridge in
the short-term, efforts should be made to generate excitement over
the Town Center Project in advance of its actual development.
Many communities have found that temporary uses represent an
inexpensive, low risk way to do this. Sometimes called “tactical”
or “incremental” urbanism, these efforts should be explored in Temporary buildings such as this
Stockbridge. could energize the Town Center
Potential uses could include: Project
• Farmers or artists markets
• Market stalls and community events
• Temporary buildings or “pop-up shops”
• Food trucks or vendors
• Community gardens
• Ice skating (in winter)
These are just a few of the options that should be considered by the
City of Stockbridge.

Food trucks could also create activity
at certain times

84 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Horizontal Mixed-Use Development

A goal of the LCI program and this 10-year
update is creating a mixed-use environment
where housing, businesses, and other uses
are seamlessly blended in a high-quality,
pedestrian-friendly setting. Due to the current
state of the real estate market and increasingly
conservative lending practices, this means
that vertical mixed-use development - where
different uses are stacked in the same building
- will probably not be financially feasible for
developers in Stockbridge for several years.
Vertical mixed-use scenario showing a three-story
In response to this, horizontal mixed-use building containing 24 residential flats above 12,600
development - where different uses are sf of commercial space
arranged next to one another in a high-quality
setting - has been illustrated in the Town
Center Project Concept Plans. This development
pattern provides the mix of uses desired by the
community while still incorporating discrete
commercial or residential real estate “products”
demanded by lenders in all but the most urban
real estate markets.

To ensure that horizontal mixed-use development
is truly integrated into a cohesive town setting,
several important design steps should be taken:
• Distances between different uses should be
as short as possible to encourage walking. Horizontal mixed-use scenario showing a two-
• Buffers between different uses should be story 24 unit multifamily building and a 12,600 sf
avoided or minimized. In their place, walls, commercial building
fences, alleys, or height transitions should
be used.
• The streetscape should be consistent. This
means that trees, lighting, and building ori-
entation should create a seamless transition
from one use to the other.
• Shared parking should be encouraged to
minimize the amount of land dedicated to it.
• Architectural design should be harmonious.
When residential and non-residential uses are
mixed a common architectural vocabulary is
a powerful tool for camouflaging distinctions
that might otherwise be objectionable.
Horizontal mixed-use scenario showing 24
townhouses and a 12,600 sf commercial building
 Andres Duany and Jeff Speck. The Smart Growth Manual. New York: McGraw Hil, 2010. Page 14.2.

Part 4: Recommendations 85
85
July 9, 2012

Environmental Policies
Promote the protection of natural waterways, such as Brush
and Reeves Creeks.
Several creeks, streams, and wetlands exist in the study area.
These should be protected and promoted as the area develops
through their incorporation into parks, greenways, and buffers. In
other communities, such features have become amenities.

Incorporate sustainable development practices, but with
consideration of their potential impacts on the viability of
redevelopment.
New developments should strive to meet an established standard
for sustainability, such as LEED (Leadership in Environmental and
Parking lots could be designed with
Energy Design) or EarthCraft.
infiltration areas for stormwater
Reduce the environmental impacts of parking.
Parking consumes a large amount of land, contributes to heating in
summer, and increases water runoff. Structured parking decks can
free up land for other uses, including open space, while permeable
paving can accelerate water infiltration.

Encourage the use of permeable paving.
Permeable paving is appropriate for parking and hardscape
pedestrian surfaces, where it allows water to percolate into the soil
rather than contributing to runoff and flooding. It can take the form
of pervious materials or open grid pavers.

Embrace sustainable stormwater management practices.
Many techniques exist for managing stormwater in a less damaging
way than conventional engineering practices. These include use Pervious paving allows water to
of bioswales, and rooftop gardens, to name a few. These and pass through it and infiltrate into the
other techniques should be embraced in the greater Stockbridge ground
community, particularly in the proposed growth centers.

Minimize exterior light pollution.
Reducing light pollution saves energy, preserves views of the night
sky, and benefits wildlife.

Support local food production.
Even if they produce only a small portion of a household’s food,
community gardens and related programs make a difference long-
term by changing society’s thoughts about food production. They
can also offer community gathering spots.

Incorporate bioswales along streets in new developments.
Bio-swales are planted areas that allow stormwater to infiltrate
into the ground. By redirecting water, they can reduce the load on Curbside bioswales could improve
treatment plans and benefit street landscaping. water quality

86 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Encourage tree planting on private property, in both existing
and new development.
Property owners are encouraged to plant trees to ensure the long-
term preservation of the tree canopy.

Encourage xeriscaping and native species in all landscape
design projects.
Xeriscaping, where plant materials are native to the region and use
available water, should be promoted in public and private projects
such parks, yards, and streetscapes.

Encourage the use of plants that are native or adaptive to the
Georgia Piedmont.
Such plants require less water to irrigate than other species, provide Native or adaptive trees, such as
food for native birds and insects, and are more tolerant to local Shumard Oaks, are good street
weather extremes. trees

Encourage the renovation and reuse of existing buildings.
One of the best ways to practice “green” development is by reusing
existing buildings, rather than demolishing them and building new.
Not only does this prevent building material waste from going to the
landfill, it can also help meet a community’s historic preservation
goals.

Environmental Projects
Storm drain labels to make people aware of impacts on
streams. (O-5)
Help make people think twice before pouring chemicals in drains
by labeling them to indicate that they eventually feed into area
waterways. Labeling drains will make people
aware that they lead to creeks

Part 4: Recommendations 87
87
July 9, 2012

4.3 Transportation
As the study area develops and redevelops it should provide a
range of transportation options. In addition to driving, the area
should encourage bicycling, walking, and potential future transit
use. Smooth and speedy traffic flow should be provided along
major arterials and collectors, but local streets should be focused
on responding to adjacent land uses and development patterns,
rather than simply moving as many vehicles as possible in the
shortest amount of time.

General Transportation Policies
Create a balanced transportation system that does not
As the study area grows, the needs
promote one form of travel at the expense of another.
of cars must be balanced with those
Although sidewalks and multi-use paths exist in the study area today, of other users
it is overwhelmingly auto-oriented. However, as the area grows,
it must do so in a way that expands non-vehicular facilities and
ensures that travel types are balanced with the land use vision.

Use a “complete street” approach for new or redesigned
streets.
A “complete street” is designed to consider the array of potential
travel modes and how each mode would use the street, with a
balance struck between motorized and non-motorized users.

Create new streets and inter-parcel connections.
As the area grows, new interconnected streets must be created
to provide more routes for drivers, bicyclists, and pedestrians. In
addition, where new streets are not feasible, connections between
adjacent properties should be provided so people can drive, walk, Interconnected streets can greatly
or bicycle between them without going onto the adjacent road. reduce walking distances

Maximize connectivity and minimize dead-end streets, but
only when adequate provisions are made to minimize the
negative impacts of cut-through traffic.
Other than stub streets designed to one day connect to adjacent
sites, cul-de-sacs and dead-end streets should be minimized and
new connections maximized to provide pedestrian connectivity
and support multimodal travel. At the same time, measures
should be taken to reduce the impacts of cut-through traffic and
speeding, particularly where said streets pass through a residential
neighborhood.

Provide access management along major roadways.
Access management ensures a smooth traffic flow, reduces
pedestrian-vehicle conflict, and reduces conflicts between on-street
bicyclists and drivers. Access management can include Proposed Street The
shared plan envisions many new streets,
Network
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE

driveways, inter-parcel access, alleys, or side street access. shown
February 29, 2012
here in yellow
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group

88 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Vehicular Transportation Policies
Promote shared parking arrangements wherever possible to
decrease the number of underused parking spaces.
Different land uses have parking needs at different times of the day
and week. Allowing shared parking can make more efficient use of
land and keep parking from sitting empty.

Promote inter-parcel access between commercial and
transitional uses.
A key tenet of access management is inter-parcel access, where it
is possible to drive from one lot to another without going onto the
roadway. Such is encouraged in all commercial and transitional use
areas, particularly along North Henry Boulevard (SR 138/42).
When parking is shared, it can reduce
Promote on-street parking, except on state highways. the amount of paving required
On-street parking is important to support retailers and create a safe
pedestrian environment. It should be maximized on existing streets
where possible, and incorporated into most new streets.

Vehicular Transportation Projects
North Henry Boulevard (SR 138/42) improvements (T-1)
This project would reduce congestion, improve safety, and update
existing traffic signals along North Henry Boulevard (SR 138/42).
Signals would also be synchronized to streamline travel, in
coordination with the GDOT Traffic Operations Office, and replaced
with mast arms and upgraded pedestrian crossing signal heads.
Access management would be supported by the project. It would
encourage existing adjoining businesses to share driveways and
provide inter-parcel access, an idea that could be reinforced by the
On-street parking should be provided
proposed zoning overlay. Fewer curb cuts would improve traffic flow on streets with adjacent pedestrian-
and possibly reduce the frequency of rear-end collisions. oriented uses
This project would also add
raised median with turn/u-turn
lanes in place of the existing
shared turning lane to regulate
traffic operations and control the
location of left turns. Medians
would provide refuges and safer
locations for pedestrians crossing
the roadway. Mid-block pedestrian
crosswalks can also be installed
in locations where people already
commonly cross, and to divide a
long distance without a marked
crossing. Due to the travel speeds
along the corridor, signalized A median could improve safety for both pedestrians and drivers along
mid-block crossings (such as the North Henry Boulevard (SR 138/42)
high intensity activated crosswalk

Part 4: Recommendations 89
89
July 9, 2012

[HAWK] pedestrian beacons) would be recommended to provide
the safest option for pedestrians.
Finally, this project would replace existing ramps and retrofit
existing ramps not meeting ADA standards along the corridor. This
would create a continuous accessible route from I-675 east to Rock
Quarry Road.
This project would require coordination with GDOT since it would
involve operations along a state route.

Traffic studies and plans (T-2)
These proposed studies would evaluate the feasibility for various
vehicular related projects. A feasibility study would provide data and
analysis to justify moving forward with a particular project.
a. Feasibility Study for Roundabout at North Henry Boulevard (SR A HAWK crossing stops traffic only
138/42) - This study would determine the feasibility of a new when pedestrians need to cross
roundabout at the existing intersection of North Henry Boulevard
(SR 138/42) and SR 138 SW.
b. Traffic Signal Warrant Analysis for Tye Street and North Henry
Boulevard (SR 138/42) Intersection - This study would deter-
mine if a traffic or HAWK signal is warranted for the Tye Street
and North Henry Boulevard (SR 138/42) intersection.
c. Access Management Plan for North Henry Boulevard (SR
138/42) - This project would develop a master plan for improving
access management along North Henry Boulevard (SR 138/42).
The plan would include provisions for reducing the number of
commercial driveways and creating inter-parcel access.

Roundabout at North Henry Boulevard (SR 138/42) (T-3)
This project proposes a new roundabout to improve an existing
problematic intersection with North Henry Boulevard (SR 138/42) A modern roundabout could reduce
and SR 138 SW. A roundabout could provide continuous traffic flow vehicular delay
through the intersection and reduce congestion. The roundabout
would include landscaping and pedestrian facilities for a non-
vehicular route through the proposed intersection.

New publicly funded streets (T-4)
These proposed projects would add new streets throughout the study
area to provide alternate routes, reduce congestion along North
Henry Boulevard (SR 138/42), and improve connectivity. These
new streets would be designed as “complete streets,” incorporating
bicycle and pedestrian facilities, landscaping, and other features
specified in local standards.
a. North Henry Boulevard (SR 138/42) Bypass - A new street from
Flippen Road northwest to Davidson Circle West to provide an
alternate route for motorists south of North Henry Boulevard (SR
138/42) to access the I-675 and I-75 interchanges. Davidson
Circle West could be reconfigured to dead end into the new New development should expand the
bypass. Due to the proximity of tie-in on the northern end of street network
the I-675 on/off ramps, special attention must be paid to proper

90 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

timing and interconnections between signals. This project would assist in alleviating congestion along
North Henry Boulevard (SR 138/42), and would create a direct connection to Walt Stephens Road.
This new road could be joined with the proposed continuation of the existing Reeves Creek Trail to
the northwest and southwest portions of the study area. This project would provide pedestrian and
bicycle access connecting Flippen Road to Davidson Parkway. Portions of the proposed path would
be along a new proposed publicly-funded street, and other portions would follow Reeves Creek. This
extension of Reeves Creek Trail would serve as a continuous non-vehicular route across the entire
study area from Memorial Park to Davidson Parkway. This new street would require right-of-way
acquisition within four parcels.
b. New street network around City Hall from East Atlanta Road to North Lee Street - This project would
provide access to proposed facilities such as an amphitheater, event lawns, and small parks. The
roads would also be an entrance for office/retail ventures to the new development area. This new
street network would be on City-owned land and would not require right-of-way acquisition.

New traffic signal at Tye Street and North Henry Boulevard (SR 138/42) (T-5)
This project would add a traffic signal to the existing un-signalized intersection of Tye Street and North
Henry Boulevard (SR 138/42). A signal would reduce left turn congestion on Tye Street during peak
hours and improve the overall safety of the intersection. Due to the proximity of the intersection to the
overpass, additional signs and advanced warning would need to be added to alert motorists traveling
over the bridge.

New privately funded streets (T-6)
A large portion in the southwest region of the study area is comprised of vacant land; therefore, much of
the area can be developed by private entities. Areas like to redevelop also exist in its northeast quadrant
between North Henry Boulevard (SR 138/42) and East Atlanta Road. In order to avoid congestion, a
street network should be designed to promote traffic flow with and to through the study area. Also several
large parcels exist along the North Henry Boulevard (SR 138/42) corridor creating “mega blocks” without
access to parallel secondary streets. Short connector streets would divide these “mega blocks” and
create more route options. A general road network is proposed in this report that meets both of these
qualifications.

Rock Quarry Road improvements and railroad grade separation (T-7)
This proposed project would provide vehicles with a grade separated bridge over the existing railroad
tracks. The bridge would be constructed to accommodate four lanes (in the future), even though Rock
Quarry road is not expected to be widened for some time. This road is routinely used as a cut through
from North Henry Boulevard to Eagles Landing, and is currently under construction.

Part 4: Recommendations 91
91
July 9, 2012

Pedestrian and Bicycle Policies
The focus for pedestrian and bicycle infrastructure is to provide
safe, accessible, and connected facilities. Primary considerations
for pedestrian and bicyclist safety are traffic volumes, design and
separation, and traffic speed. Lowering speeds on pedestrian-
oriented streets is especially critical; as noted in the Federal Highway
Administration Pedestrian Facilities User Guide, “Speeding has
serious consequences when a pedestrian is involved. A pedestrian
hit at 40 mph has an 85 percent chance of being killed; at 30 mph,
the likelihood goes down to 45 percent, while at 20 mph, the fatality
rate is only 5 percent. Faster speeds increase the likelihood of a
pedestrian being hit. At higher speeds, motorists are less likely to
see a pedestrian, and are even less likely to be able to stop in time
to avoid hitting one.” As a result, the recommendations here focus Improved pedestrian and bicycle
on improving walking and bicycling in areas most suitable to them. facilities will benefit children

Encourage adjacent homeowner associations to work
together to study ways to improve pedestrian and bicycle
connections between them.
A need exists to connect adjacent neighborhoods in order to reduce
walking and bicycling distances and make them more feasible
forms of transportation. Adjacent homeowners associations should
coordinate to explore options such as the use of mid-block paths,
street connections, or other options.

Provide public facilities and buildings that are accessible and
visitable to persons with disabilities and the elderly.
All new public facilities, including parks, sidewalks, and buildings
must be accessible to persons with disabilities and the elderly.

Improve pedestrian accessibility to and across the North Facilities must comply with the ADA
Henry Boulevard (SR 138/42) Corridor. (photo courtesy Michael Ronkin)
Improving pedestrian conditions along this corridor should be a
priority given the large number of businesses on it.

Implement requirements for non-vehicular improvements
as part of the proposed North Henry Boulevard (SR 138/42)
overlay district.
See project O-3 for details.

Design new buildings to support walking and bicycling with
basic urban design elements.
In addition to outdoor displays and dining, the design of buildings
impacts the walkability of an area. Where walking is desired,
buildings should front the street with doors, windows, stoops,
interesting architecture, and active uses.

Continue coordination of joint bicycle facilities with Henry Buildings should provide ground floor
County, the ARC, and surrounding areas. doors and windows facing sidewalks
For transportation to truly serve people it must reflect their travel

92 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

patterns, not arbitrary political lines. To this end, coordination between the City of Stockbridge, Henry
County, ARC, and other surrounding areas is critical to creating a cohesive bicycle network.

Implement requirements for non-vehicular improvements for all future transportation projects.
All future transportation projects, including new roads, should serve bicycles and pedestrians. This
means, at a minimum, providing sidewalks and shade in all locations, and dedicated bicycle facilities in
areas where traffic volumes and travel patterns make shared roadways unsafe. Development patterns
along these roads should also support alternatives travel.

Pedestrian and Bicycle Projects
A number of specific sidewalk and path recommendations have been identified to improve multimodal
access, connectivity, and mobility. As noted in Part 2: Inventory and Analysis, the area currently lacks
a comprehensive sidewalk or bicycle network. This plan supports expanding options for non-motorized
transportation and providing a means for those living, working, or going to school in the area to access
nearby employment, shopping, dining, and other destinations without driving.

Major Pedestrian Facilities (T-8)
These proposed projects would provide pedestrian facility revitalization to several existing streets within
the study area. An improved pedestrian network would encourage locals and visitors to use non-vehicular
methods of travel within the study area. Projects include:
a. North Berry Street from Love Street to Nolan Street - Improvements include: new sidewalk, curb and
gutter, storm drainage system, landscaping, on-street bicycle facilities, and pedestrian lighting. This
project is designed and programmed for construction in 2012.
b. South Berry Street from Nolan Street to Railroad Street - Improvements include: new sidewalk, curb
and gutter, drainage, landscaping, on-street bicycle facilities, and pedestrian lighting. New features
would match adjacent proposed Transportation Enhancement (TE) facilities on North Berry Street.
c. Railroad Street from Rock Quarry Road to South Berry Street - Improvements include: new sidewalk,
curb and gutter, storm drainage system, landscaping, on-street bicycle facilities (from 2nd Street to
South Berry Street), and pedestrian lighting. New features to match adjacent proposed TE facilities
on North Berry Street.
d. Nolan Street from Tye Street to South Berry Street - Improvements include: new sidewalk, curb and
gutter, storm drainage system, landscaping, on-street bicycle facilities, and pedestrian lighting.

Plans have already been drawn up for major pedestrian upgrades along North Berry Street, adjacent to the city’s
only row of historic commercial buildings

Part 4: Recommendations 93
93
July 9, 2012

e. Ward Street from South Berry Street to Love Street -
Improvements include: new sidewalk, curb and gutter, storm
drainage system, landscaping, and pedestrian lighting. New
features to match nearby facilities on North Berry Street and
East Atlanta Road.
f. Love Street from Burke Street to East Atlanta Road -
Improvements include: new sidewalk, curb and gutter, storm
drainage system, landscaping, on-street bicycle facilities, and
pedestrian lighting. New features to match nearby facilities on
North Berry Street and East Atlanta Road.
g. 1st Street from Tye Street to South Berry Street - Improvements
include: new sidewalk, curb and gutter, storm drainage system,
landscaping, and pedestrian lighting. New features to match the
adjacent proposed TE facilities on North Berry Street. Pedestrian projects will make walking
h. Flippen Road from North Henry Boulevard (SR 138/42) to Walt in Stockbridge safer
Stephens/Red Oak Road - Improvements include: new side-
walk, curb and gutter, storm drainage system, landscaping, pe-
destrian lighting, on-street bicycle facilities, and new pedestrian
crossing signals at North Henry Boulevard (SR 138/42).
. Davis Road from North Henry Boulevard (SR 138/42) to Clark
Community Park - Improvements include: curb and gutter, storm
drainage system, a new sidewalk, landscaping, and pedestrian
lighting.
j. Shields Road from North Henry Boulevard (SR 138/42) to Davis
Road - Improvements include: new sidewalk, curb and gutter,
storm drainage system, landscaping, on-street bicycle facilities
(from North Henry Boulevard to the new multi-use path along
Brush Creek, T-10), pedestrian lighting, and new pedestrian
crossing signals at North Henry Boulevard (SR 138/42).
k. Tye Street from North Henry Boulevard (SR 138/42) to Red Oak Sharrow markings are used where
Road - Improvements include: new sidewalk, curb and gutter, there is no room for bike lanes
storm drainage system, landscaping, on-street bicycle facilities
(from Reeves Creek Trail to Nolan Street), and pedestrian light-
ing. Portions of this project would replace existing sidewalk not
in compliance with ADA standards.
Bicycle/Pedestrian Facilities (T-9)
These proposed projects would provide bicycle/pedestrian facilities
to several existing streets and new locations within the study area.
An improved bicycle/pedestrian network would encourage locals
and visitors to use non-vehicular methods of travel, as well as
provide linkages between neighboring areas. Projects include:
a. Extension of Reeves Creek Trail to Flippen Road - This project
would provide pedestrian and bicycle access along Reeves
Creek from the current trail terminus to Flippen Road. This non-
vehicular route would connect to the existing Reeves Creek
Trail, providing pedestrians with a multi-use path across the Multi-use paths could one day tie
Stockbridge’s neighborhoods to its
downtown

94 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

southern portion of the study area. This project would also add a small parking lot at the Flippen Road
trailhead for motorists who wish to visit the trail.
c. Multi-use path along Brush Creek from North Henry Boulevard (SR 138/42) to Cochran Park - This
project would provide pedestrian and bicycle access along Brush Creek from North Henry Boulevard
(SR 138/42) to Cochran Park. This non-vehicular route would connect to the existing Cochran Park,
providing pedestrians with a multi-use path across the northern portion of the study area.
d. North Henry Boulevard (SR 138/42) from downtown to Davis Road - This project would add a sepa-
rated multi-use path for cyclists and pedestrians, and could be combined with other proposed im-
provements along the corridor.
e. Cemetery Street and a short segment of 2nd Street, Connecting Memorial Park to Railroad Street
- This project would add a separated multi-use path for cyclists and pedestrians.
f. Burke Street from North Henry Boulevard (SR 138/42) to Clark Community Park - This project would
add on-street bicycle facilities to Burke Street to connect North Henry Boulevard to Clark Community
Park.
g. East Atlanta Road from Cochran Park to Love Street - This project would add on street bicycle facili-
ties to East Atlanta Road connecting Cochran Park to the downtown area.
Minor Pedestrian Facilities (T-10)
These proposed projects would provide minor pedestrian upgrades on several streets within the study
area. An improved pedestrian network would encourage locals and visitors to use non-vehicular methods
of travel within the study area. Projects include:
a. Wilson Street (entire length) - Improvements include: new sidewalk, possibly curb and gutter, storm
drainage, and landscaping.
b. Wilson Avenue (entire length) - Improvements include: new sidewalk, possibly curb and gutter, storm
drainage, and landscaping.
c. 2nd Street (entire length) - Improvements include: new sidewalk, possibly curb and gutter, storm
drainage, and landscaping.
d. Church Street (entire length) - Improvements include: new sidewalk, possibly curb and gutter, storm
drainage, and landscaping.
e. Jackson Drive (entire length) - Improvements include: new sidewalk, remove and replace existing
curb and gutter, and possibly landscaping.
f. Childs Street (entire length) - Improvements include: new sidewalk, possibly curb and gutter, storm
drainage, and landscaping.
g. Welch Street (entire length) - Improvements include: new sidewalk, possibly curb and gutter, storm
drainage, and landscaping.
h. Silent Avenue (entire length) - Improvements include: new sidewalk, possibly curb and gutter, storm
drainage, and landscaping.
. West Burke Street (entire length) - Improvements include: new sidewalk, remove and replace existing
curb and gutter, and possibly landscaping.
j. Center Street from North Henry Boulevard (SR 138/42) to West Burke Street - Improvements include:
new sidewalk, removing and replacing existing curb and gutter, and possibly landscaping.
k. Bowen Street (entire length) - Improvements include: new sidewalk with grass landscaping strip.
l. Club Drive from Club Circle to Shields Road - Improvements include: new sidewalk. This project
would tie into existing sidewalk along Club Drive and Club Circle.
m. Davidson Parkway (entire length as needed) - Improvements include: new sidewalk with grass land-
scaping strip.

Part 4: Recommendations 95
95
July 9, 2012

n. Davidson Circle West (entire length as needed) - Improvements
include: new sidewalk with grass landscaping strip.
o. Walter Way from Davidson Parkway to SR 138 SW -
Improvements include: new sidewalk with grass strip.
p. Meadow Ridge Way (entire length) - Improvements include:
new sidewalk, remove and replace existing curb and gutter, and
possibly landscaping.
q. Meadow Ridge Drive (entire length) - Improvements include:
new sidewalk with grass landscaping strip.
r. Angela Court (entire length) - Improvements include: new side-
walk with grass landscaping strip.
s. Rebecca Court (entire length) - Improvements include: new
sidewalk with grass landscaping strip.
New sidewalks will make walking
t. Ridge Run (entire length) - Improvements include: new side-
much safer
walk, remove and replace existing curb and gutter, and possibly
landscaping.
u. Landover Drive (entire length) - Improvements include: new
sidewalk, remove and replace existing curb and gutter, and pos-
sibly landscaping.
v. Duvall Drive (entire length) - Improvements include: new
sidewalk, possibly curb and gutter, storm drainage, and
landscaping.
w. Askew Drive (entire length) - Improvements include: new side-
walk with grass landscaping strip.
x. Susie Court (entire length) - Improvements include: new side-
walk with grass landscaping strip.
y. Armitage Way (entire length) - Improvements include: new side-
walk with grass landscaping strip.
z. Addy Lane (entire length) - Improvements include: new side- Transit works best where land uses
walk with grass landscaping strip. are walkable
aa. Repair South Lee Street (entire length) - Improvements include:
repair of existing sidewalk and new sidewalk from Rock Quarry
Road to Jackson Drive.
ab. Repair Rosenwald Circle (entire length) - Improvements include:
remove and replace existing sidewalk, and possibly the addition
of curb and gutter, storm drainage, and landscaping.
Citywide Standards (T-11)
This project would develop a citywide standard for typical street
sections and layout, as well as tree types and styles for all street
furnishings to be used for the proposed pedestrian facility projects.
A common themed would give the area a sense of cohesiveness.

Pedestrian bridge over railroad (T-12)
This would connect the Town Center Project to North Berry Street.
Expanded GRTA Xpress service
could benefit Stockbridge

96 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Transit Policies
Establish development patterns that could one day support enhanced transit service.
For transit to be effective, development patterns must support it. The Framework Plan on page 75 does
this by concentrating mixed-uses in a walkable, compact setting. These could be ideal stops for future
transit.

Develop expanded schedule options and additional routes with existing GRTA services.
GRTA service currently exists on the western edge of the study area. As the community grows, GRTA
should seek to develop expanded service hours and additional routes to serve future demand.

Continue coordination with Henry County and McDonough for development of an express bus
service and/or commuter rail service.
For transit to truly serve Stockbridge’s residents, it must connect to nearby areas that people use on a
daily basis. To do this, continued coordination with Henry County and McDonough will be essential.

Encourage a taxi business to begin service within the study area.
Taxis represent a form of public transit that requires no government involvement and is responsive to
local travel patterns.

Encourage the addition of a high occupancy vehicle lane on I-75 to promote carpooling and
rideshare.
Long-term, providing high occupancy vehicle lanes on I-75 could make car pooling, ridesharing, and
GRTA bus service more attractive.

Transit Projects
City Funded Shuttle Service Along North Henry Boulevard (SR 138/42) (T-13)
A shuttle or trolley service along the North Henry Boulevard (SR 138/42) corridor could be established to
serve patrons traveling within the study area. This could reduce vehicular congestion along the corridor.
A feasibility study should be conducted to evaluate the merits of this service.

Addition of a Park and Ride Lot (T-14)
The addition of a park and ride lot near the northwest corner of the study area (near the Walmart parking
lot) would provide the public with an alternative to single occupancy commuting. This project should
encourage coordination with other entities such as GRTA, GDOT, and Henry County in the early planning
stages.

New Public Parking Decks (T-15)
This proposed project would add two new 160 to 240 space (each) parking decks near City Hall. This
project would be an alternative to traditional parking lots as part of the Town Center Project.

New Train Depot (T-16)
This proposed project would construct a new train depot in the historic downtown between North Berry
Street, Love Street and the existing Norfolk Southern Railroad. This area is currently the property of
Norfolk Southern Railroad. This project would require coordination with the Railroad for any improvements
proposed within their right-of-way.

Part 4: Recommendations 97
97
July 9, 2012

4.4 Markets & Economics
In the coming decades, Stockbridge has the potential to develop into
an economically successful community that offers a balanced mix
of uses including shopping, restaurants, entertainment, services,
community activities, and civic space. The community already has
many of these uses, although at present there is little located in the
historic downtown. As the economy recovers an opportunity exists
to build on these strengths and position the community for growth.

Market & Economic Policies
Support development of a proposed business incubator
designed to serve veterans with business start-ups.
The study area should develop into
A business incubator is currently proposed for the former police a walkable mix of offices, homes,
station site in downtown Stockbridge. The facility would provide shops, and civic amenities
veterans and other local entrepreneurs who have new business
ideas with low-cost start-up space and various other forms of
technical assistance (business planning, financing, marketing, etc.).
As start-ups grow, they would be potential tenants for new store
and office space in downtown Stockbridge and would help increase
the number of locally-owned businesses in the study area.

Promote Stockbridge’s history and landmarks to residents
and visitors.
Community stakeholders frequently listed Stockbridge’s history as
one of its strongest assets, including the traditional core, historical
churches, and proximity to the railroad tracks. Identification and
promotion of these can enhance Stockbridge’s image in the region
and, as the downtown revitalizes and the city builds a critical mass
of destinations, serve as another attraction for local visitors. A business incubator could serve
local veterans desiring to start
Encourage local and regional entrepreneurs to locate stores, businesses
restaurants, and offices in Stockbridge’s downtown.
Stakeholder input reflected a strong desire for a downtown business
mix focused on interesting and unique locally-owned businesses in
contrast to the national chains that constitute the majority of the study
area’s commercial space. Development of a business incubator
and outreach to local and regional business owners regarding
opportunities in Stockbridge can help influence the existing mix and
that of newly developed downtown space.

Focus downtown business recruitment on restaurants,
entertainment, and specialty shopping.
To attract shoppers and residents, Stockbridge’s downtown would
need to offer local residents and visitors from the south metro region
compelling reasons to make it their destination of choice. To that
end, business recruitment efforts should concentrate on attracting Specialty shopping, restaurants, and
a critical mass of unique retailers and dining and entertainment entertainment should be encouraged
options. While convenience goods and services (groceries, to locate in Stockbridge’s downtown

98 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

healthcare/pharmacy, dry cleaning, etc.) would be important as downtown builds its residential base, the
initial recruitment goal should be to locate several destination businesses in the downtown.

Promote local art including public art, studio/gallery space, and art-related events.
When asked to describe what identity or image they would like to see Stockbridge’s downtown develop for
itself, one idea that the public suggested was for the city to be known as a haven for the arts. Examples of
ways to work towards this goal include development of public art in and around downtown, recruitment of
one or more artist studios and/or galleries, and creation of a regular art-related event such as an art-fest
or juried show.

Involve Stockbridge’s youth and teen residents in community development activities.
Throughout the planning process, one key idea that many participants voiced was the need to offer
interesting activities for the city’s youth and teen residents. Along with education and recreation programs,
involvement in planning and community development activities offers younger community members
with a fun, positive way to fill their after-school and weekend time. A few examples of projects in which
children/teens could participate include creation of public art, development of a map of historic locations
in Stockbridge, participation in potential public events held in the downtown or the opening of a youth
business enterprise in downtown Stockbridge.

Strive for new housing units that are affordable to teachers, police officers, firefighters, nurses,
and similar essential professions.
While much of the housing developed in the study area will target upwardly mobile households, affordably
priced workforce housing should also be incorporated. As commercial development occurs in downtown,
creating a variety of housing options and price points will become increasingly important to maintaining a
jobs-housing balance and lessening impacts on the transportation system.
One method many jurisdictions have used to maintain their supply of workforce housing is inclusionary
zoning. These regulations allow for some relaxation of zoning requirements in exchange for setting aside
a small share of housing units at prices affordable to working moderate income households.

Market & Economic Development Projects
Conversion of the former Manheim Design Center into a job-creating use (O-6)
Explore opportunities for attracting an employer to the recently-closed Manheim Design Center. Potential
options may include a campus for a higher education facility or a large-scale office space user.

Façade improvement program targeted at historic facades along North Berry Street (O-7)
One factor that will be crucial to the redevelopment of Stockbridge’s historic core is revitalization of the
building facades that line it. Offering incentives for property owners to invest in restoring façades is one
way to spur change. A successful façade improvement program is a targeted effort designed to provide
a high visual impact and send the message that investment is underway. One option would be to run
a pilot program in which a few façade improvement grants are available in bigger amounts during an
introductory period. Another option is to match property owners’ investments up to a certain amount.
Free or reduced cost design assistance and initial drawings suggesting designs, colors and signs options
may also be supplied.
Regardless of what type of façade assistance is made available, the program and its successes should
be well advertised. Building improvements along North Berry Street would substantially increase its
attractiveness and marketability to potential business owners and create a more enticing atmosphere for
shoppers. Following development of the Town Center Project, a revitalized historic core will be a strong
draw for residents and visitors, who would then be more likely to cross the railroad tracks and see what
North Berry Street has to offer.

Part 4: Recommendations 99
99
July 9, 2012

Business development team responsible for sharing information about opportunities in
Stockbridge, attracting new businesses and assisting existing businesses (O-8)
Successful business development requires strong coordination and a clear understanding of roles and
responsibilities. Many cities have staff dedicated to business recruitment and expansion within their
central business districts, whether employed directly by the city, a downtown agency or a redevelopment
authority. Staff size varies, with small towns typically having one downtown manager and larger cities
having entire agencies dedicated to business support and customer attraction.
In Stockbridge, an initial step to more actively managing the business district is to establish a small
team of people responsible for recruiting new businesses and assisting existing ones. This team may be
composed of City staff, community leaders willing to volunteer their time, or, most likely, a combination of
the two. Key outreach and assistance tasks for the team would include:
Business Attraction:
1. Real Estate Product Readiness: Downtown economic development is as much tied to the availability
of attractive, appropriately sized commercial space in the right location as it is market opportunity.
One of the first steps to attracting new businesses is to identify what space the district has to offer
them. The “available properties” database should identify what space is available; its size, cost and
amenities, contact information, and other pertinent property information. This information should be
available on the City’s website so business owner can easily access it.
2. Sales Package: A simple sales package is needed to share with business prospects and other mar-
keting contacts (and should also be available online). At a minimum it should include:
• A map showing the vision for the downtown and location of recently completed or anticipated cata-
lytic projects. In other words, a simple, visual representation of the plan for Stockbridge’s future;
• A 1-2 page market opportunity fact sheet highlighting the city’s consumer markets, the estimated
potential demand and key business targets;
• A brochure for Stockbridge and, if/when available, the Town Center Project;
• A list of any business incentives available for new establishments; and
• Contact information for the business development team and/or City of Stockbridge.
3. Recruitment Campaigns: Develop a business recruitment campaign for up to three key business
opportunities outlined in the market analysis. Top candidates include restaurants and casual apparel
stores. The campaign may include mailings, phone calls, one-on-one contact, third party outreach,
hosted site visits, targeted marketing materials and related activities.
4. Measure Progress: Publish a simple annual report of key economic indicators that promotes the
downtown’s vitality and progress. Data may include: jobs, employment, public/private investment,
businesses recruited/retained, special events/ promotions, retail impacts, etc. Demonstrating suc-
cess is critical to encouraging investment in the downtown.
Business Retention:
Helping Stockbridge’s existing business base succeed will be the underpinning of successful economic
development. Communication to build trust and promote problem-solving to increase profitability are the
tried and true most effective approaches to business retention and assistance. Sample tasks include:
• Distributing highlights of the LCI update and the retail market analysis report to business/property
owners. This is a chance to educate local businesses about what is going on in the downtown and
about potential new market opportunities and to encourage people to get involved in making change
there.
• Now and in the future, keeping in touch with existing businesses to stay informed about business
activity, property redevelopment, real estate transactions, business owner interests and other key
factors to stay on top of how the commercial district is faring. This will also allow the business devel-
opment team to identify any businesses desiring assistance.

100 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

• Offering small business workshops. Training and education are critical components of business as-
sistance. Querying existing businesses regarding their most pressing information/assistance needs
could help determine workshop topics, which may include ideas such as lean business techniques,
cash flow management in a down economy, and use of social media for marketing, as examples. A
business mentoring program that connected recently-opened businesses with longstanding ones is
another possibility.

Study of the creation of a community improvement district (CID) for the commercial and mixed-
use portions of the study area. Depending on the outcome of this study, establish a CID (O-9)
A community improvement district creates a predictable funding source that can be used for a variety
of projects and services (such as economic development, marketing, maintenance, parking and special
events) within the district. The CID is funded by an annual assessment on the businesses located within
it. Creation of a CID in Stockbridge, potentially in the downtown or another redeveloped commercial
and/or mixed-use area, would allow private businesses to collectively raise money to fund initiatives they
see as critical to their success and the success of the district as a whole.
Main Street News identified several questions that should be carefully considered prior to attempting to
enact a CID, including:
• How will the CID enhance the district and what problems could possibly be solved by creation of a
CID?
• How strong are the relationships amongst property owners within the proposed district?
• What do district merchants need and want to grow their businesses?
• Who will be responsible for enacting the CID? Is there an appropriate level of commitment to under-
take the 1-2 year process?
• What level of revenue would the CID be able to generate? How costly would the CID be for busi-
nesses, both small and large, within the district?
If the results of the CID feasibility study warrant, begin the process to enact the CID in the desired area.

Foreclosure counseling and homeownership counseling seminars through a housing
counseling agency (O-10)
One of the most efficient ways to preserve housing affordability in the area as new development occurs
is to help current residents remain in their homes for as long as they choose. Foreclosure risk threatens
this option, and research and interviews with real estate agents indicate a high level of risk in Stockbridge
and Henry County. To combat this problem, Stockbridge can act to connect households at risk for
foreclosure and households considering homeownership with a housing counseling agency that can
provide information and assistance. The Department of Housing and Urban Development lists agencies
on their website that provide such services. Local examples include Metro Fair Housing Services and
Resources for Residents and Communities.

“Fisher House” on the site of the historic home on East Atlanta Road at Love Street (O-11)

Fisher Houses provide temporary free or low cost housing to veterans and their families while receiving
care at a military medical facility. Houses are designed to match the style of the surrounding area and are
not treatment facilities, hospices or counseling centers. Each house has a full-time manager overseeing
operations and may offer between 8 and 21 suites with a communal kitchen, dining room and living room.
The Stockbridge Fisher House would be developed in conjunction with the business incubator designed
to serve veterans and other area entrepreneurs that is also proposed in downtown Stockbridge.

Part 4: Recommendations 101
101
July 9, 2012

4.5 Urban Design & Historic Resources
As public and private investment occurs, attention to design will be
critical to creating a place with a strong identity and lasting value.
Central to this will be building on the area’s history, while recognizing
that its future must incorporate timeless place-making principles
from the best town and city centers across the region.

Urban Design & Historic Resource Policies
Preserve the few remaining historic buildings in Stockbridge.
Stockbridge has only a handful of remaining historic buildings. These
should be preserved and incorporated into new development.

Require good urban design standards in most area. Historic buildings in Stockbridge
should be preserved for the character
Basic elements of urbanism should be required for new developments they bring to the community
in growth centers. These include:
• Buildings oriented to the street
• Doors accessible from the sidewalk along key walking streets
• Active ground floor uses
• Storefronts, stoops, and porches along the sidewalk
• Pedestrian-scaled signs
• Front yards used for pedestrian purposes such as outdoor din-
ing, landscaping, or porches
• No gated communities surrounded by fencing, or private streets
that do not connect to surrounding streets
• Parking to the side or rear of the building, except on major
streets (e.g. western portions of North Henry Boulevard) where
some frontal parking is appropriate Buildings must be designed in a way
These should be incorporated into the proposed zoning overlay that creates a sense-of-place
along North Henry Boulevard (SR 138/42) as appropriate.

Support architectural standards that allow a variety of styles,
but require good design.
The following elements are recommended to improve the quality of
the built environment in Stockbridge:
• In non-historic areas, allow and encourage a variety of architec-
tural styles
• Encourage the use of quality building materials including brick,
terracotta, stone, masonry, hard coat stucco, poured-in-place
rubbed concrete, and hardiplank
• Use Exterior Insulation Finish Systems (EIFS) only along fa-
cades not facing a street or park. Additionally, its use for facade
details, such as window sills, is discouraged
This historic house in Decatur, GA,
has been converted to retail use

102 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Create pocket parks with intersection improvements or road
construction, especially where unbuildable sites remain.
Proposed transportation projects will create a variety of opportunities
for small pocket parks.

Incorporate Crime Prevention through Environmental Design
(CPTED) Principles.
Design can support or discourage crime. Techniques that minimize
opportunities for crime and support policing should be incorporated
into new projects. Please see pages 104 and 105 for details.

Avoid corporate prototype architecture.
Chains have an important role in the area’s future, but their design
should respond to the future vision. Generic prototype architecture Most chain businesses will vary their
is discouraged in favor of designs that reflect traditional materials, prototype when required by zoning
styles, and building placement found in Georgia’s downtowns.

Encourage public art and incorporate it, monuments, and
memorials in public spaces.
The installation of a variety of public art in transportation projects and
open spaces could enliven them and provide interest. Partnerships
with local artists are encouraged.

Encourage art in private developments, as well.
Install art, monuments, and memorials in new developments as they
are built. Ideal locations would include newly created open spaces,
development entries, or other high visibility locations.

Urban Design & Historic Resource Projects
Historic signs and markers in the study area (O-12) Historic markers can reinforce the
Historic markers would convey the study area’s history. community’s identity

Statue at City Hall (O-13)
When it was built, there was discussion of a statue in front of City
Hall. The City should explore an appropriate statue for the site and
install it to enrich the area.

Public art on the existing North Henry Boulevard (SR 138/42)
bridge over the railroad (O-14)
The existing bridge in Stockbridge’s core is an unrealized opportunity
to brand the community and improve its visual appeal. The City of
Stockbridge should work with GDOT to explore appropriate public
art installations for the bridge and identify funding for them.

Other communities have applied
public art to existing bridges

Part 4: Recommendations 103
103
July 9, 2012

Crime Prevention through Environmental Design

The following summarizes elements of crime prevention through environmental design (CPTED)
principles. It was compiled using information from wikipedia.com accessed on May 20, 2010.

CPTED is a multi-disciplinary approach to deterring criminal behavior through design. Its strategies
rely upon the ability to influence offender decisions that precede criminal acts. Research into
criminal behavior shows that the decision to offend or not to offend is more influenced by cues to the
perceived risk of being caught than by cues to reward or ease of entry. Consistent with this research,
CPTED strategies emphasize enhancing the perceived risk of detection and apprehension.

Natural surveillance
Natural surveillance increases the threat of apprehension by taking steps to increase the perception
that people can be seen. Natural surveillance occurs by designing the placement of physical
features, activities and people in such a way as to maximize visibility and foster positive social
interaction among legitimate users of private and public space. Potential offenders feel increased
scrutiny and limitations on their escape routes.
• Place windows overlooking sidewalks and parking lots.
• Leave window shades open.
• Use passing vehicular traffic as a surveillance asset.
• Create landscape designs that provide surveillance, especially in proximity to designated points
of entry and opportunistic points of entry.
• Use the shortest, least sight-limiting fence appropriate for the situation.
• Use transparent weather vestibules at building entrances.
• When designing lighting, avoid poorly placed lights that create blind-spots for potential observ-
ers and miss critical areas. Ensure potential problem areas are well-lit: pathways, stairs, en-
trances/exits, parking areas, ATMs, phone kiosks, mailboxes, bus stops, children’s play areas,
recreation areas, pools, laundry rooms, storage areas, dumpster and recycling areas, etc.
• Avoid too-bright security lighting that creates blinding glare and/or deep shadows, hindering the
view for potential observers. Eyes adapt to night lighting and have trouble adjusting to severe
lighting disparities. Using lower intensity lights often requires more fixtures.
• Use shielded or cut-off luminaires to control glare.
• Place lighting along pathways and other pedestrian-use areas at proper heights for lighting the
faces of the people in the space (and to identify the faces of potential attackers).
Natural surveillance measures can be complemented by mechanical and organizational measures.
For example, closed-circuit cameras can be added where window surveillance is unavailable.

Natural access control
Natural access control limits the opportunity for crime by taking steps to clearly differentiate between
public space and private space. By selectively placing entrances and exits, fencing, lighting and
landscape to limit access or control flow, natural access control occurs.
• Use a single, clearly identifiable, point of entry
• Use structures to divert persons to reception areas
• Incorporate maze entrances in public restrooms. This avoids the isolation that is produced by
an anteroom or double door entry system

104 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

• Use low, thorny bushes beneath ground level windows.
• Eliminate design features that provide access to roofs or upper levels
• In the front yard, use waist-level, picket-type fencing along residential property lines to control
access, encourage surveillance.
• Use a locking gate between front and backyards.
• Use shoulder-level, open-type fencing along lateral residential property lines between side
yards and extending to between back yards. They should be sufficiently unencumbered with
landscaping to promote social interaction between neighbors.
• Use substantial, high, closed fencing (for example, masonry) between backyards and alleys.
Natural access control is used to complement mechanical and operational access control measures,
such as target hardening.

Natural territorial reinforcement
Territorial reinforcement promotes social control through increased definition of space and
improved proprietary concern. An environment designed to clearly delineate private space does
two things. First, it creates a sense of ownership. Owners have a vested interest and are more
likely to challenge intruders or report them to the police. Second, the sense of owned space creates
an environment where “strangers” or “intruders” stand out and are more easily identified. By using
buildings, fences, pavement, signs, lighting and landscape to express ownership and define public,
semi-public and private space, natural territorial reinforcement occurs. Additionally, these objectives
can be achieved by assignment of space to designated users in previously unassigned locations.
• Maintained premises and landscaping such that it communicates an alert and active presence
occupying the space.
• Provide trees in residential areas. Research results indicate that, contrary to traditional views
within the law enforcement community, outdoor residential spaces with more trees are seen
as significantly more attractive, safer, and more likely to be used than similar spaces without
trees.
• Restrict private activities to defined private areas.
• Display security system signage at access points.
• Avoid cyclone fencing and razor-wire fence topping, as it communicates the absence of a
physical presence and a reduced risk of being detected.
• Placing amenities such as seating or refreshments in common areas in a commercial or insti-
tutional setting helps to attract larger numbers of desired users.
• Scheduling activities in common areas increases proper use, attracts more people and in-
creases the perception that these areas are controlled.
Territorial reinforcement measures make the normal user feel safe and make the potential offender
aware of a substantial risk of apprehension or scrutiny.

Maintenance
Maintenance is an expression of ownership of property. Deterioration indicates less control by the
intended users of a site and indicates a greater tolerance of disorder. The Broken Windows Theory
is a valuable tool in understanding the importance of maintenance in deterring crime. Broken
Windows theory proponents support a zero tolerance approach to property maintenance, observing
that the presence of a broken window will entice vandals to break more windows in the vicinity. The
sooner broken windows are fixed, the less likely it is that such vandalism will occur in the future.

Part 4: Recommendations 105
105
July 9, 2012

4.6 Public Facilities & Spaces
As the study area develops as provided for in the Framework Plan
it will be necessary to upgrade public facilities and spaces to serve
the growing community. The following recommendations provide
guidance on how to do this in an incremental way that achieves the
long-term vision, while reflecting current limited resources.

Public Facilities Policies
Construct civic buildings and facilities that set the standard
for the type of high quality development desired in the area.
Public buildings are more than places to conduct government
business; they are symbols of the values and identity of the
Civic facilities should continue to
communities they represent. As such, they should set models for set the standard for the quality of
the standard of architecture that a community aspires to. Cheap development desired in the area
civic buildings encourage cheap private development nearby.

Support expanded recreation opportunities for children and
seniors.
To be a truly diverse and balanced community Stockbridge should
serve people of different ages. The City and County should support
efforts to expand recreation opportunities targeted towards children
and seniors.

Public Facilities Projects
Community center serving Stockbridge residents (O-15)
While the existing Ted Strickland Community Center is an ideal
place for meetings, it is not the full service community center that
many in Stockbridge desire. The City should explore opportunities
A full-service community center
to establish a full-service community center that includes programs
could serve Stockbridge residents,
targeted to seniors and youth including seniors and youths
Reconstructed replica of the historic train depot (O-16)
A strong desire exists to build a replica of the historic train depot
that existed along North Berry Street. Potential uses for this could
include a welcome center, a history museum, an inter-modal facility
(T-16), a community center (O-15), or other potential uses.

Shuttle service to the JP Moseley Recreation Center (O-17)
The existing JP Moseley Recreation Center on Miller’s Mill Road
could better serve residents without transportation by establishing
a shuttle from neighborhoods to it. Said shuttle would be an ideal
short-term option for improving recreation options in Stockbridge.

New YMCA or similar recreational facility (O-18)
Over the long-term, the City of Stockbridge should explore options The Stockbridge depot was once the
for a new YMCA or similar recreation facility. Consideration should heart of the community
also be given to incorporating a public natatorium (O-19).

106 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Public natatorium (O-19)
Either in conjunction with O-18, or as a separate facility, options for a
public natatorium should be explored. While an ideal location cannot
be assessed by this plan, several in the community expressed a
desire to see such a facility on Tye Street.

Services to assist seniors wishing to age-in-place in existing
single-family homes (O-20)
As Stockbridge’s population ages it will be necessary to expand
services that assist seniors wanting to age-in-place, such as
transportation or small home repair assistance.

Extended water and sewer as the area develops (O-21)
As the area continues to develop it will be necessary to extend Many would like to see a public
water and sewer into new areas to accommodate growth. natatorium in Stockbridge
City planner (O-22)
A city planner could assist the City of Stockbridge in implementing
the vision of this LCI 10-year update.

Public Space Policies
Continue improved existing parks
Stockbridge is blessed with several large public spaces that should
be constantly maintained and improved.

Encourage an appropriate relationship between parks and
adjacent development.
New development adjacent to public spaces should front them with
doors, windows, and walkways. Parking, loading zones, dumpsters,
or similar uses should be minimized and hidden from view in these Open spaces should be bounded by
areas. New, publicly-accessible streets should be created to streets fronted with buildings
separate parks from development where feasible.

Incorporate parks and open spaces into large developments.
Developments greater than ten acres can easily accommodate
pocket parks or plazas. Typically, this only needs to be between
five and ten percent of the site’s area, if properly designed.

Encourage the creation of shared stormwater facilities and
those integrated into parks.
Shared facilities can reduce the cost to individual developers and
the amount of land dedicated to stormwater retention. In addition,
they can often be designed as community assets and integrated
into planned public spaces.

Incorporate trees into existing new development.
The National Association of Homebuilders reports that house lots Shared stormwater facilities can be
with mature trees sell for an average of 20 to 30 percent more designed as community amenities,
such as this one in Atlanta
than those without. To ensure that Stockbridge’s quality-of-life is

Part 4: Recommendations 107
107
July 9, 2012

maintained and improved, trees should be planted in existing yards and along existing streets, while new
developments are encouraged to preserve mature trees (to the maximum extent possible) and plant new
ones as compatible with the development program.

Public Space Projects
Town Center Project public spaces (O-23)
The ideal option for public spaces in the Town Center Project will require study beyond the scope of this
plan. There are many trade-offs between an expanded town green and an amphitheater that the City of
Stockbridge should consider, not the least of which is cost. This 10-year update identifies two options in
the Town Center Concept Plans:
a. Expanded Town Green - a 0.5 acre space that could be expanded to 1.0 acre by closing down adja-
cent streets during events to create a space capable of accommodating 2,250 visitors. This should
only occur if alternate routes are in place so that traffic can be diverted.
b. Amphitheater - a 5.0 acre space capable of accommodating 3,000 visitors, but also featuring play and
passive recreation areas.
Please see the Town Center Project Concept Plans for details.

North Berry Street Plaza (O-24)
The area south of the former train depot could be converted into a small plaza either with or without
the reconstruction of a depot next door. Said plaza could be outfitted with movable stalls to create a
permanent location for a weekend farmers market or similar use. In the case of a farmers market, back-in
angled parking could also be provided so that vendors can sell directly from their trucks.

If the City of Stockbridge determines that the amphitheater is appropriate, it could be a focal point for the entire
community

108 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

The North Berry Street Plaza could sit south of the reconstructed train depot and include space for a weekend
farmers market

Part 4: Recommendations 109
109
July 9, 2012

Temporary ice skating rink (O-25)
During winter a temporary ice staking rink could be installed in the
existing town green to draw visitors to the Town Center Project and
build civic pride.

Skateboard park (O-26)
During intercept surveys conducted as part of the public outreach
effort, several youth in the community expressed an interested
in seeing a skateboarding park in Stockbridge. As Stockbridge
progresses towards becoming a place that serves the needs of all
ages, a skateboarding park could provide a highly-desired activity
for its youth.

Community dog park (O-27)
Many youth want a skateboard park
Community members also expressed a desire for a dog park, a need in Stockbridge
that will become even greater if and when the Town Center Project
is realized and new residents of small lot single-family houses and
townhouses move into the area.

Preserved stream corridors (O-28)
The Framework Plan identifies preserved open space corridors
along existing streams in the study area, including:
a. Reeves Creek and tributaries
b. Brush Creek and tributaries
Most of these areas are already protected through wetland laws
and stream buffer requirements, but opportunities to maximize open
space in these areas should continue to be explored.

Assorted new open spaces with private development (O-29)
As development occurs, new open spaces should be provided.
A community garden could be
Community gardens (O-30) established in conjunction with area
schools
Residents would like increased community gardens. These could
be on vacant or unbuilt lots, such as within the Town Center Project,
or in partnership with schools.

Police station redevelopment (O-31)
The former police station along Burke Street should be redeveloped
into a use consistent with the vision of this plan.

110 City of Stockbridge Livable Centers Initiative Study 10-Year Update
CITY OF STOCKBRIDGE
LIVABLE CENTERS INITIATIVE 10-YEAR UPDATE

Part 5: Implementation
July 9, 2012
July 9, 2012

This page has been intentionally left blank.

112 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

5.1 Action Plan
This Action Plan outlines the next steps after the 10-year update is adopted by the City of Stockbridge.
The action Matrices, provided on the following pages, list all proposed projects, along with timelines,
responsible parties, and cost estimates. The matrices are intended to serve as a blueprint for achieving
the community’s vision for the future.

Most recommendations are provided on an aggressive five year timeline, although some may extend
beyond this time period if funding is delayed or not available. Projects in the near future represent those
addressing areas with the most critical need, or those where public investment can spur private investment.
Longer-term projects are less urgent, but equally key to the ultimate success of this plan.

Community Priorities
During the public outreach process it became evident that four plan recommendations were of high
priority to the community. These include:
• Town Center Project completion (O-1)
• North Henry Boulevard (SR 138/42) improvements (T-1)
• Community center serving Stockbridge residents (O-15)
• North Berry Street improvements (T-8a, O-7)
These four projects are complicated endeavors that will require extensive coordination between the
City of Stockbridge and other parties. For example, the Town Center Project will require a partnership
with developers to become a reality. Similarly, the two priority transportation projects will require the
involvement of the ARC and GDOT in both design and funding.

Local Funding
Through the LCI program, the ARC has committed to making funding available for the implementation of
plan elements related to transportation. Their expressed desire is for public infrastructure improvements to
spur private investment. Transportation projects may also be funded through other sources administered
through the ARC. The City of Stockbridge should work with ARC staff to ensure that projects requiring
transportation funds are included in future Regional Transportation Plans (RTPs), which are revised
every five years. Most transportation funds administered by the ARC will require a 20 percent local match.
Potential sources for local match funds could include:
• General Funds: City of Stockbridge general funds have been used in the past to fund previous LCI
improvements. Such funds will likely be used in the implementation of this plan as well.
• SPLOST Funds: A Special Purpose Local Option Sales Tax (SPLOST) has been used to fund public
improvements in Henry County in recent years.
• Proposed Community Improvement District (CID): If a CID is created within the study area, it
will have a role in providing matching funds for transportation projects, and completing many of the
marketing recommendations of the plan.
• Private donations: Local matches could also be obtained by soliciting area property owners, busi-
nesses, residents, and institutions. Private funds may also be used to fund specific “special interest”
projects. For example, the PATH Foundation funds multi-use paths, while the Trust for Public Land
and the Blank Foundation sometimes fund park projects.
Additionally, a window of opportunity exists to fund some transportation projects through the Transportation
Investment Act (TIA). If the act passes when voted on in July 2012, Stockbridge will receive discretionary
funds that could be used for transportation projects identified in this plan. These and other potential local
options should be explored.

Part 5: Implementation 113
113
July 9, 2012

Steps Toward Implementation
This 10-year update contains an aggressive but achievable plan for Stockbridge. For the vision to become
a reality there must be both short- and long-term commitments to its principles.

Ongoing
In order to ensure implementation, continued diligence will be required on the part of residents,
businesses, the City of Stockbridge, and other organizations. These groups must monitor development
and public improvements in the study area to ensure that they are consistent with the vision of the plan. A
continuation of the open outreach process used during the planning process will be central to this effort.

Additionally, City staff will be required to track projects and maintain milestone dates and deadlines to
keep projects on schedule and moving toward completion. The recommendation to hire a city planner
would assist in this effort and aid elected officials in establishing policies and setting priorities for funding
and implementation.

Short Term
Short-term steps toward implementation include the code amendments and other administrative projects
outlined in the action matrices. Creation of a zoning overlay and related land use plans will require
an update to the Joint Cities/County Comprehensive Plan. This effort will need to be undertaken in
conjunction with the aid of Henry County staff and elected officials.

Long Term
Realizing the plan’s vision will also require a long-term commitment. The plan’s aggressive vision cannot
be achieved overnight, and if it is not consulted and reviewed regularly, it risks becoming obsolete. As the
City of Stockbridge moves forward with implementation, it is important to remember the following:
• The Vision: Of all of the components of this plan, the vision should represent its most lasting legacy.
The ideas contained in Part 4.1: Future Vision are the result of an inclusive public involvement pro-
cess. It is unlikely that the general vision and goals resulting from this process will change significantly,
even though the steps to achieving them may.
• Flexibility: While the vision is unlikely to change in the near future, it is critical that the community
recognize that the ways in which the vision is achieved can and will change. The future addition or
subtraction of policies or projects should not be viewed as a compromise of the study, but rather its
natural evolution in response to new conditions. Many of the assumptions used to guide this process,
including the economic climate, land costs, transportation costs, transportation funding programs,
and development trends, are never fixed. The City of Stockbridge must be prepared to respond to
changes in order to ensure a relevant plan.
• Development Guide: One of the greatest long-term values of this document, in addition to its role in
procuring transportation funding, is that it lays out a detailed land use framework. Future development
proposals should be reviewed for compatibility with the framework.
By being mindful of these three concepts, the Stockbridge LCI Study 10-Year Update can guide positive
change in and around the area for years to come.

Cost Assumptions
As with any macro-level planning process, it is impossible to assign exact costs to future projects.
However, it is possible to produce cost estimates based on standard unit cost assumptions. The following
unit cost assumptions are used in the action matrices. Where project costs have already been estimated
by another plan, the other plan’s costs are used. All costs are in 2012 dollars.

114 City of Stockbridge Livable Centers Initiative Study 10-Year Update
el Dr

675 Davis Rd
¨ Dr
Collier
Rd
N Henry k
Da T-10q T-10u Oa
Freeway T-8i
vi d Junction SC !!
Exit 1 so
Pk
! T-6
! Blvd

Shields Rd T-10r T-10t Stockbridge
Lakes SC
wy Rd

T-2a T-13
! ! T-10s
La
n dover Dr
Cochran
Park Old
C ony
ers

!! T-3
Post
Wal-Mart !
Office Mays Meadow
Corner SC Ridge Wy T-6
Cir

C vd T-12
Askew Dr

T-8j T-10p Club Cir Cr
ee
Clark ! T-9b !
Part 5: Implementation

T-10w Community
Clayton County
Davidson

ir W S to
ke s Bl

Pk
wy
T-10m
! irl
an

No
!! Park Merle
Manders
Conf Ctr T-9g
T-10v

idso Fa rth
Henry County

!T-10n
W ay
ne
Da

lly
Dr
He
nr
Bl
vd
Br u
s h Creek
! T-9c
T-9f
!! Bryant St
na ! D r
75 N un Dr Club
¨ Walter Way
Sh
pp
! ar
ha
ve
D r

T-1 Burks !T-10l W Burke St T-10i T-8f T-4b
T-10z n Cemetery
Woo T-9d N Lee St
! ! d Club Dr
T-10j Burke St T-8e
T-10o N Berry St
T-2c T-15 ! City
Exit 228 ! ! Addy Ln
Dr Old
A tl a
nta H
wy T-2b
T-5 T-8a
Hall T-14
T-6 Mann Blvd

!! 23
! Townsend Bend
T-10y
Ln
Seab
T-8h T-16k McCa
in
Nolan St
T-8d Stockbridge
ES
gs
or s e
T-10x oard Way
Hillcrest St Cr T-8g T-10
Sp

il l
rin ! Central Line
Iron H

Mimosa Rd
eek Tr T-8b
Patrick
aa
! !! N Bridge Dr Tye St Henry HS T-10e
T-6 T-10d College Ave
! ! !! Appleton Blvd
T-10
ab
T-10c
T-8c

! T-6

Stockbridge
! Sheffield Ct
Smith
T-8k
Wilson Ave T-10h
T-10g
T-9e
Ra
ilr
oa
St
Reev
Barnes
T-4a City Limits es
Cre
e k
! !!! ES T-10a
Rock Quarry Rd

Fairhaven Blvd
Legend ! !! Gl ynn Ad dy Dr
Childs St
T-10b
Memorial
Park T-7
Streets
! T-6 ! ! Flippen
Rd
T-10f
Mi s ty R idge Trl
Publicly Funded* T-9a

Privately Funded**
! Tra
or
e Dr
Tramore Pass

Existing G ra
nd
Oa
Bicycle Facilities ks
Wa
Due West Dr y
On-Street
Northwind Dr
B ay Co urt Dr

ak R d
Rd Red O
Multi-Use Path ens o
S teph
Walt

* Alignments subject to modification This map produced using data provided by the City of Stockbridge, Henry County, Miles
_during future engineering/design. the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates,
**Locations are illustrative only. and other public sources. Data are not guaranteed.

; 0 0.125 0.25 0.5

Transportation Project Map Figure 5.1:
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE
July 9, 2012
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group
Transportation

115 Project Map
July 9, 2012

115
July 9, 2012
FIVE YEAR IMPLEMENTATION PLAN
Transportation Projects
Stockbridge LCI Transportation Projects
Type of Engineering Engineering ROW ROW Length of Cost pe
ID Description
Improvement Year Costs Year Costs Project (ft) Linear Fo

Vehicular
North Henry Boulevard (SR18/42) Vehcular /
T-1 2012 $480,000 201 $500,000 10,000 $400
Improvements Pedestran
Roadway
T-2 Traffc Studes & Plans 2012 $55,000 n/a n/a n/a n/a
Operatons
Feasibility Study for Roundabout at North Henry Roadway
T-2a 2012 $20,000 n/a n/a n/a n/a
Boulevard (SR 138/42) Operations
Traffic Signal Warrant Analysis for Tye Street
Roadway
T-2b and North Henry Boulevard (SR 138/42) 2012 $5,000 n/a n/a n/a n/a
Operations
Intersection
Access Management Plan for North Henry Roadway
T-2c 2012 $30,000 n/a n/a n/a n/a
Boulevard (SR 138/42) Operations
Roundabout at North Henry Boulevard
T- Vehcular 201 $12,000 2014 $2,000,000 1,000 $1,100
(SR18/42) and SR 18 SW
New publcly funded streets wthn study
T-4 Vares Vares $2,646,000 Vares $1,500,000 15,800 Vares
area
New street from Flippen Road northwest to
Vehicular / Multi-
T-4a Davidson Circle West, to serve as North Henry 2013 $2,250,000 2015 $12,500,000 12,500 $1,500
use Path
Boulevard (SR 138/42) bypass
New street network around City Hall from East
T-4b Vehicular 2014 $396,000 2015 $1,000,000 3,300 $1,000
Atlanta Road to North Lee Street
New Traffc Sgnal at Tye Street and North
T-5 Vehcular 2014 $15,000 n/a n/a n/a n/a
Henry Boulevard (SR 18/42)
New Prvately funded streets bult wth
T-6 Vehcular 2014 n/a n/a n/a 25,000 $1,000
redevelopment
Rock Quarry Road mprovements and
T-7*** Vehcular 2010 $840,000 2011 $1,000,000 4,00 $16
ralroad grade separaton
Pedestrian & Bicycle
Pedestran /
T-8 Major pedestran facltes Vares $2,961,600 Vares $597,000 0,900 Vares
Bcycle
North Berry Street from Love Street to Nolan Pedestrian
T-8a*** 2009 $120,000 2010 $5,000 1,300 $500
Street Enhancements
South Berry Street from Nolan to Railroad Pedestrian
T-8b* 2012 $96,000 2013 $20,000 1,000 $800
Street Enhancements
Railroad Street from Rock Quarry Road to Pedestrian
T-8c* 2012 $254,400 2013 $53,000 2,650 $800
South Berry Street Enhancements
Nolan Street from Tye Street to South Berry Pedestrian
T-8d* 2013 $57,600 2014 $12,000 600 $800
Street Enhancements
Ward Street from South Berry/Railroad Street to Pedestrian
T-8e* 2013 $124,800 2014 $26,000 1,300 $800
Love Street Enhancements
Love Street from Burke Street to East Atlanta Pedestrian
T-8f* 2014 $52,800 2015 $11,000 550 $800
Road Enhancements
Pedestrian
T-8g 1st Street from Tye Street to South Berry Street 2014 $57,600 2015 $12,000 600 $800
Enhancements
Flippen Road from North Henry Boulevard Pedestrian
T-8h* 2015 $561,600 2016 $117,000 5,850 $800
(SR138/42) to Walt Stephens/Red Oak Road Enhancements
Davis Road from North Henry Boulevard Pedestrian
T-8i* 2015 $864,000 2016 $180,000 9,000 $800
(SR138/42) to Clark Community Park Enhancements
Shields Road from North Henry Boulevard Pedestrian
T-8j* 2016 $446,400 2017 $93,000 4,650 $800
(SR138/42) to Davis Road Enhancements

116 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Length of Cost per Construction Construction Total Project Responsible
Funding Source Local Source & Match Amount
Project (ft) Linear Foot Year Costs Costs Party

GDOT, LCI, TE,
10,000 $400 2015 $4,000,000 $4,980,000 GDOT, Cty SPLOST, Cty $1,780,000
SPLOST
n/a n/a n/a n/a $55,000 Cty GDOT, SPLOST SPLOST, Cty $55,000

n/a n/a n/a n/a $20,000 City SPLOST SPLOST, City $20,000

n/a n/a n/a n/a $5,000 City SPLOST SPLOST, City $5,000

n/a n/a n/a n/a $30,000 City LCI, SPLOST SPLOST, City $30,000

1,000 $1,100 2016 $1,100,000 $,22,000 GDOT, Cty GDOT, SPLOST SPLOST, Cty $2,52,000

15,800 Vares Vares $22,050,000 $7,196,000 Cty GDOT, SPLOST SPLOST, Cty $20,556,000

12,500 $1,500 2017 $18,750,000 $33,500,000 City GDOT, SPLOST SPLOST, City $18,500,000

3,300 $1,000 2017 $3,300,000 $3,696,000 City SPLOST SPLOST, City $3,696,000

n/a n/a 2017 $100,000 $115,000 GDOT GDOT, SPLOST SPLOST, Cty $5,000

25,000 $1,000 2017 $25,000,000 $25,000,000 Prvate Prvate n/a n/a
Henry County
4,00 $16 201 $7,000,000 $8,840,000 Henry County n/a n/a
SPLOST

0,900 Vares Vares $24,0,000 $27,888,600 Cty Vares Vares $8,424,600

1,300 $500 2012 $650,000 $775,000 City TE SPLOST, City $255,000

1,000 $800 2015 $800,000 $916,000 City TE, LCI SPLOST, City $276,000

2,650 $800 2015 $2,120,000 $2,427,400 City TE, LCI SPLOST, City $731,400

600 $800 2016 $480,000 $549,600 City TE, LCI SPLOST, City $165,600

1,300 $800 2016 $1,040,000 $1,190,800 City TE, LCI SPLOST, City $358,800

550 $800 2017 $440,000 $503,800 City TE, LCI SPLOST, City $151,800

600 $800 2017 $480,000 $549,600 City TE, LCI SPLOST, City $165,600

5,850 $800 2018 $4,680,000 $5,358,600 City TE, LCI SPLOST, City $1,614,600

9,000 $800 2018 $7,200,000 $8,244,000 City TE, LCI SPLOST, City $2,484,000

4,650 $800 2019 $3,720,000 $4,259,400 City TE, LCI SPLOST, City $1,283,400

Part 5: Implementation 117
117
July 9, 2012
FIVE YEAR IMPLEMENTATION PLAN
Transportation Projects (continued)
Stockbridge LCI Transportation Projects
Type of Engineering Engineering ROW ROW Length of Cost per
ID Description
Improvement Year Costs Year Costs Project (ft) Linear Foot
Tye Street from North Henry Boulevard
Pedestrian
T-8k (SR138/42) to 2nd Street, Glynn Addy Road to 2017 $326,400 2018 $68,000 3,400 $800
Enhancements
Red Oak Road

T-9 Bcycle/Pedestran Facltes Varous Vares $629,880 Vares $1,051,000 21,700 Vares
Extension of Reeves Creek Trail from its current
T-9a*** Multi-use Path 2012 $32,400 2013 $60,000 600 $450
terminus to Flippen Road
New multi-use path along Brush Creek from
T-9c North Henry Boulevard (SR 138/42) to Cochran Multi-use Path 2014 $297,000 2015 $440,000 5,500 $450
Park
North Henry Boulevard (SR138/42) from
T-9d Multi-use Path 2014 $240,000 2015 $400,000 10,000 $200
downtown area to Davis Road

Cemetery Street & short segment of 2nd Street,
T-9e Multi-use Path 2015 $16,200 2016 $36,000 900 $150
Connecting Memorial Park to Railroad Street

Burke Street from North Henry Boulevard On-Street Bike
T-9f 2016 $41,400 2017 $115,000 2,300 $150
(SR138/42) to Clark Community Park Facility
East Atlanta Road from Cochran Park to Love On-Street Bike
T-9g 2017 $2,880 2018 $0 2,400 $10
Street Facility

T-10 Mnor pedestran facltes Sdewalk Vares $409,860 Vares $68,100 4,155 Vares

T-10a Wilson Street (entire length) Sidewalk 2012 $14,400 2013 $24,000 1,200 $100

T-10b Wilson Avenue (entire length) Sidewalk 2012 $15,600 2013 $26,000 1,300 $100

T-10c 2nd Street (entire length) Sidewalk 2012 $19,200 2013 $32,000 1,600 $100

T-10d Church Street (entire length) Sidewalk 2012 $12,000 2013 $20,000 1,000 $100

T-10e Jackson Drive (entire length) Sidewalk 2013 $4,800 2014 $8,000 400 $100

T-10f Childs Street (entire length) Sidewalk 2013 $10,800 2014 $18,000 900 $100

T-10g Welch Street (entire length) Sidewalk 2013 $8,400 2014 $14,000 700 $100

T-10h Silent Avenue (entire length) Sidewalk 2013 $8,400 2014 $14,000 700 $100

T-10i West Burke Street (entire length) Sidewalk 2014 $12,000 2015 $20,000 1,000 $100

Center Street North Henry Boulevard (SR
T-10j Sidewalk 2014 $11,400 2015 $19,000 950 $100
138/42) to West Burke Street

T-10k Bowen Street (entire length) Sidewalk 2014 $11,700 2015 $19,500 975 $100

T-10l Club Drive from Club Circle to Shields Road Sidewalk 2014 $13,560 2015 $22,600 1,130 $100

T-10m Davidson Parkway (entire length as needed) Sidewalk 2014 $36,000 2015 $60,000 3,000 $100

T-10n Davidson Circle West (entire length as needed) Sidewalk 2015 $11,400 2016 $19,000 950 $100

Walter Way from SR 138 SW to Davidson
T-10o Sidewalk 2015 $25,800 2016 $43,000 2,150 $100
Parkway

T-10p Meadow Ridge Way (entire length) Sidewalk 2015 $12,300 2016 $20,500 1,025 $100

T-10q Meadow Ridge Drive (entire length) Sidewalk 2015 $20,400 2016 $34,000 1,700 $100

T-10r Angela Court (entire length) Sidewalk 2015 $3,000 2016 $5,000 250 $100

T-10s Rebecca Court (entire length) Sidewalk 2016 $2,400 2017 $4,000 200 $100

T-10t Ridge Run (entire length) Sidewalk 2016 $12,300 2017 $20,500 1,025 $100

118 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Length of Cost per Construction Construction Total Project Responsible
Funding Source Local Source & Match Amount
Project (ft) Linear Foot Year Costs Costs Party

3,400 $800 2020 $2,720,000 $3,114,400 City TE, LCI, SRTS SPLOST, City $938,400

21,700 Vares Vares $5,249,000 $6,929,880 Cty TE, LCI, CMAQ SPLOST, Cty $2,70,680

600 $450 2015 $270,000 $362,400 City TE, LCI, CMAQ SPLOST, City $146,400

5,500 $450 2017 $2,475,000 $3,212,000 City TE, LCI, CMAQ SPLOST, City $1,232,000

10,000 $200 2017 $2,000,000 $2,640,000 City TE, LCI, CMAQ SPLOST, City $1,040,000

900 $150 2018 $135,000 $187,200 City TE, LCI, CMAQ SPLOST, City $79,200

2,300 $150 2019 $345,000 $501,400 City TE, LCI, CMAQ SPLOST, City $225,400

2,400 $10 2020 $24,000 $26,880 City TE, LCI, CMAQ SPLOST, City $7,680

4,155 Vares Vares $,415,500 $4,508,460 Vares Vares Vares $1,776,060

SPLOST, CDBG,
1,200 $100 2015 $120,000 $158,400 City SPLOST, City $62,400
SRTS
SPLOST, CDBG,
1,300 $100 2015 $130,000 $171,600 City SPLOST, City $67,600
SRTS
SPLOST, CDBG,
1,600 $100 2015 $160,000 $211,200 City SPLOST, City $83,200
SRTS
SPLOST, CDBG,
1,000 $100 2015 $100,000 $132,000 City SPLOST, City $52,000
SRTS
SPLOST, CDBG,
400 $100 2016 $40,000 $52,800 City SPLOST, City $20,800
SRTS
SPLOST, CDBG,
900 $100 2016 $90,000 $118,800 City SPLOST, City $46,800
SRTS
SPLOST, CDBG,
700 $100 2016 $70,000 $92,400 City SPLOST, City $36,400
SRTS
SPLOST, CDBG,
700 $100 2016 $70,000 $92,400 City SPLOST, City $36,400
SRTS

1,000 $100 2017 $100,000 $132,000 City SPLOST, CDBG SPLOST, City $52,000

950 $100 2017 $95,000 $125,400 City SPLOST, CDBG SPLOST, City $49,400

975 $100 2017 $97,500 $128,700 City SPLOST, CDBG SPLOST, City $50,700

1,130 $100 2017 $113,000 $149,160 City SPLOST, CDBG SPLOST, City $58,760

3,000 $100 2017 $300,000 $396,000 City SPLOST, CDBG SPLOST, City $156,000

950 $100 2018 $95,000 $125,400 City SPLOST, CDBG SPLOST, City $49,400

2,150 $100 2018 $215,000 $283,800 City SPLOST, CDBG SPLOST, City $111,800

1,025 $100 2018 $102,500 $135,300 City SPLOST, CDBG SPLOST, City $53,300

1,700 $100 2018 $170,000 $224,400 City SPLOST, CDBG SPLOST, City $88,400

250 $100 2018 $25,000 $33,000 City SPLOST, CDBG SPLOST, City $13,000

200 $100 2019 $20,000 $26,400 City SPLOST, CDBG SPLOST, City $10,400

1,025 $100 2019 $102,500 $135,300 City SPLOST, CDBG SPLOST, City $53,300

Part 5: Implementation 119
119
July 9, 2012
FIVE YEAR IMPLEMENTATION PLAN
Transportation Projects (continued)
Stockbridge LCI Transportation Projects
Type of Engineering Engineering ROW ROW Length of Cost per
ID Description
Improvement Year Costs Year Costs Project (ft) Linear Foo

T-10u Landover Drive (entire length) Sidewalk 2016 $29,400 2017 $49,000 2,450 $100

T-10v Duvall Drive (entire length) Sidewalk 2016 $16,500 2017 $27,500 1,375 $100

T-10w Askew Drive (entire length) Sidewalk 2016 $26,400 2017 $44,000 2,200 $100

T-10x Susie Court (entire length) Sidewalk 2017 $3,600 2018 $6,000 300 $100

T-10y Armitage Way (entire length) Sidewalk 2017 $14,400 2018 $24,000 1,200 $100

T-10z Addy Lane (entire length) Sidewalk 2017 $8,100 2018 $13,500 675 $100

T-10aa Repair South Lee Street (entire length) Sidewalk 2017 $27,600 2018 $46,000 2,300 $100

T-10ab Repair Rosenwald Circle (entire length) Sidewalk 2017 $18,000 2018 $30,000 1,500 $100

Ctywde standards for street furnture,
T-11 Pedestran 2012 $5,000 n/a n/a n/a n/a
trees, and lghtng
T-12 Pedestran brdge over ralroad tracks Pedestran 2016 $240,000 n/a n/a n/a n/a

Transit
Implement a Cty funded shuttle servce
T-1 Transt n/a n/a n/a n/a n/a n/a
along North Henry Boulevard (SR 18/42)
Establsh a park and rde lot near the Wal-
Transt /
T-14 Mart at the ntersecton of North Henry 2012 $24,000 201 $500,000 n/a n/a
Vehcular
Boulevard (SR 18/42) and SR 18 SW
Two new 160 to 240 vehcle parkng (each) Transt /
T-15 n/a $60,000 n/a n/a n/a n/a
decks n the Town Center Project Vehcular
Hstorcal
T-16 Tran Depot near Hstorc Downtown 2014 $240,000 2015 $0,000 n/a n/a
Transt
Totals: $9,038,340 $19,861,100
* Project proposed in previous LCI study
** Project partially or completely outside the LCI study area
*** Already programmed
All cost estimates are in 2011 dollars
CDBG: Federal Community Development Block Grant
GDOT: Georgia Department of Transportation
LCI: Livable Centers Initiative
SPLOST: Special Purpose Local Option Sales Tax, includes potential TIA funds
SRTS: Safe Route To School
TE: Federal Transportation Enhancement

120 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Length of Cost per Construction Construction Total Project Responsible
Funding Source Local Source & Match Amount
Project (ft) Linear Foot Year Costs Costs Party

2,450 $100 2019 $245,000 $323,400 City SPLOST, CDBG SPLOST, City $127,400

1,375 $100 2019 $137,500 $181,500 City SPLOST, CDBG SPLOST, City $71,500

2,200 $100 2019 $220,000 $290,400 City, Private SPLOST, Private SPLOST, City $114,400

300 $100 2020 $30,000 $39,600 City, Private SPLOST, Private SPLOST, City $15,600

1,200 $100 2020 $120,000 $158,400 City, Private SPLOST, Private SPLOST, City $62,400

675 $100 2020 $67,500 $89,100 City, Private SPLOST, Private SPLOST, City $35,100

2,300 $100 2020 $230,000 $303,600 City SPLOST, CDBG SPLOST, City $119,600

1,500 $100 2020 $150,000 $198,000 City SPLOST, CDBG SPLOST, City $78,000

n/a n/a n/a n/a $5,000 Cty SPLOST, Cty SPLOST, Cty $5,000

n/a n/a 2018 $2,000,000 $240,000 Cty TE, LCI, CMAQ SPLOST, Cty $240,000

n/a n/a n/a $200,000 $200,000 Cty SPLOST SPLOST, Cty $200,000

Cty, Prvate,
n/a n/a 2015 $200,000 $724,000 GDOT, GRTA, GDOT, SPLOST SPLOST, Cty $564,000
Henry County

n/a n/a n/a $,000,000 $,60,000 Cty SPLOST SPLOST, Cty $,60,000

n/a n/a 2017 $2,000,000 $2,270,000 Cty TE SPLOST, Cty $670,000
$99,644,500 $125,543,940 $44,388,340

Part 5: Implementation 121
121
July 9, 2012

Other Projects
Stockbridge LCI Other Projects
Starting Responsible Funding
ID Description Cost
Year Party Source
Land Use

O-1 Town Center Project completon TBD 2018 Cty, Prvate Cty, Prvate

O-2 Comprehensve plan updates Staff hours 2012 Cty -
North Henry Boulevard (SR 18/42)
O-3 $50,000 201 Cty -
overlay
Temporary uses n the Town Center
O-4 TBD ongong Cty, Prvate Cty, Prvate
Project
Environmental
Cty, County Water
O-5 Stormdran labels $2,000 2014 Cty
& Sewer
Markets and Economics
Converson of the Former Manhem
O-6 TBD 2014 Prvate Prvate
Desgn Center nto a Job-creatng Use
$50,000 - CDBG, Hotel/Motel
O-7 Façade mprovement program ongong Cty
100,000 Tax, Prvate
O-8 Busness development team Staff hours ongong Cty, Prvate Cty, Prvate
$20,000 -
O-8b Business development efforts ongoing City, Private City, Private
35,000
$10,000 -
O-8a Business retention efforts ongoing City, Private City, Private
15,000

O-9 CID study and creaton Staff hours 2012 Cty, Prvate Cty, Prvate
Foreclosure and homeownershp Cty; housng
O-10 $0 201 -
counselng semnars conselng agency
$1.5 - 2.25 Prvate (Fsher House
O-11 Fsher House 2015 Prvate
mllon Foundaton)
Urban Design & Historic Resources
Hstorc sgns and markers n the study $5,000 - Cty, GA Hstorcal
O-13 201 Cty
area 10,000 Socety, Prvate
Publc art on the exstng brdge over the $50,000 -
O-14 2014 Cty, Prvate Cty, Prvate
ralroad 100,000
Public Facilities & Spaces
Communty center servng Stockbrdge $1.5 - 2.0
O-15 2017 Cty Cty
resdents mllon
Reconstructed replca of the hstorc tran
O-16 See T-15
depot
Shuttle servce to the JP Moseley Cty, Henry County
O-17 TBD ongong Cty
Recreaton Center Parks & Rec
New YMCA or smlar recreatonal faclty $2.5 - $5.0 Cty, Prvate, Henry
O-18 TBD Cty
(may combne wth O-19) mllon County Parks & Rec
Publc natatorum (may combne wth O- $4.0 - $7.0 Cty, Prvate, Henry
O-19 TBD Cty
18) mllon County Parks & Rec
Servces to assst senors wshng to age- Henry County Senor
O-20 Staff hours ongong Henry County
n-place n exstng sngle-famly homes Servces, ARC

122 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

Other Projects (continued)
Stockbridge LCI Other Projects
Starting Responsible Funding
ID Description Cost
Year Party Source
Extended water and sewer as the area
O-21 TBD ongong Henry County Henry County, Prvate
develops
$70,000 -
O-22 Cty Planner ongong Cty General Fund
80,000
General Fund, Prvate,
O-23 Town Center Project publc spaces - 2018 Cty, Prvate
SPLOST
Expanded Town Green (including edge $1.1 - $1.6 General Fund, Private,
0-23a 2018 City, Private
streets) million SPLOST
$3.5 - 6.0 General Fund, Private,
0-23b Amphitheater (excluding land) 2018 City, Private
million SPLOST
$600,000 - TE, SPLOST, General
O-24 North Berry Street Plaza 2015 Cty
1.0 mllon Fund
$75,000 -
O-25 Temporary ce skatng rnk 2014 Cty Cty, Prvate
150,000
$50,000 - Cty, Henry County
O-26 Skateboard park 2018 Cty
00,000 Parks & Rec
$5,000 -
O-27 Communty dog park 2014 Cty General Fund
75,000
O-28 Preserved stream corrdors $0 ongong Prvate Prvate

O-28a Reeves Creek and tributaries $0 ongong Prvate Prvate

O-28b Brush Creek and tributaries $0 ongong Prvate Prvate
Assorted new open spaces wth prvate
O-29 TBD ongong Prvate Prvate
development
$,000 - Cty, Henry County, Cty, Henry County
O-30 Communty gardens ongong
6,000 Prvate Schools, Prvate
O-31 Polce staton redevelopment TBD ongong Cty, Prvate Cty, Prvate

Part 5: Implementation 123
123
July 9, 2012

5.2 Zoning and Land Use Changes
For the vision of this plan to become a reality, it will be necessary to update the City of Stockbridge’s
development regulations. The changes below will allow the study area to grow in a way that fully achieves
the plan’s vision and promotes a high-quality, pedestrian friendly, mixed-use environment.

Future Land Use Plan Amendments

The first step following adoption of the LCI 10-year update is updating the land use element of the Joint
Henry County/Cities Comprehensive Plan 2030 to reflect the plan’s vision. The map on page 125 shows
recommended changes, which include:
• Mixed-Use Classification: The areas classified as “Mixed-Use” should be expanded west along
North Henry Boulevard (SR 138/42) and within the downtown area.
• Medium Density Residential Classification: There are several areas, including whole neighbor-
hoods, classified as “Commercial.” This has resulted in the destabilization of residential areas as
homeowners forgo property upkeep and reinvestment (and often convert houses to rental units) in
hopes of selling for future rezoning to commercial uses. However, given the amount of land zoned
for commercial uses today, it is unlikely that additional commercial land will be needed for decades,
if ever. In order to stabilize neighborhoods, achieve the Framework Plan’s vision, and support the
redevelopment of existing marginal commercial properties, parcels currently zoned residential but
classified “Commercial” should be changed to “Medium Density Residential.”
• Minor Discrepancy Updates: Several other minor discrepancies between the Framework Plan and
the future land use plan should also be corrected as noted on page 125.
Eventually, it may also be necessary to revise the underlying land use classifications for the existing
Suburban Employment Activity Center near I-75. As part of this, a higher density “Mixed-Use” classification
may be needed to support the plan’s vision for the area.

Zoning Amendments

The most important element to achieving the future vision for the study area is amending the zoning code
to support the plan. To this end, the following actions are recommended:
• North Henry Boulevard (SR 138/42) Overlay: As noted in Part 4: Recommendations, an over-
lay is recommended for the North Henry Boulevard (SR 138/42) corridor to codify the design and
streetscape vision of this plan, as well as the proposed transportation network.
• Site Rezoning: It may also be necessary to rezone individual properties in a manner consistent with
the proposed land use plan changes identified above and the Framework Plan. Because publicly-
initiated rezoning that increases the amount of by-right density on a site could increase property
values (which could actually discourage redevelopment) this plan does not recommend that the City
of Stockbridge or Henry County increase density on any properties. Rather, developers should have
to file rezoning requests. However, greater flexibility to allocate existing density (e.g. allowing the con-
version of retail floor area entitlements to housing, office space, or other uses) may be appropriate.
Both proposed zoning amendments noted above should make every effort to codify the vision and
recommendations of this plan. For example, the overlay should incorporate as many of the plan’s design
and transportation (e.g. streetscapes, access management) ideas as possible, while individual rezonings
should be reviewed for their ability to incorporate the proposed streets, open spaces, and policies of this
plan. The plan should be a benchmark against which the City of Stockbridge and Henry County review
and consider zoning changes.

124 City of Stockbridge Livable Centers Initiative Study 10-Year Update
el Dr

675 From: Commercal Davis Rd From: Commercal
To: Medum Densty Resdental To: Mxed-Use
Collier
Rd
Dr
N Henry k
D Oa
av id
so Blvd
Meadow R id ge
Ri
N e
Dr dg
Pk n
Ru
Shields Rd
wy Rd
Cochran ers
Exit 1 La
C ony
n dover Dr Park Old
From: Commercal From: Varous
To: Medum Densty Resdental To: Publc Insttutonal
Meadow
Ridge Wy
d Cir
rR Askew Dr
ee ee
vd Sp
Club Cir Cr From: Commercal
Part 5: Implementation

Duvall Dr To: Medum Densty Resdental
ke s Bl r
Clayton County e No
S to an
wy irl rth
Pk Fa He From: Varous
Henry County W ay n nr
ne idso y From: Varous
Bl
vd To: Mxed-Use
Da Dr Bryant St To: Mxed-Use
lly Dr
a Club
Suburban nn
75 Nu Dr
Employment ard Dr Love St
pp
ha
Walter Way
Sh
e ve
Center Woo N Berry St
d 138 Burke St N Lee St
Ward St
Exit 228 wy
nta H
tl a
Mann Blvd
Addy Ln Dr A
Townsend Bend Armitage Way Old 23
s Ct
Ln
ie
Seab
gs 1st St
or s e
S us Way
oard
Sp Hillcrest St
Legend rin Central Line S Lee St
From: Varous
Iron H
To:il l Mimosa Rd
W Medum Densty Resdental
Low Density Residential N Bridge Dr Tye St

(1.0-2.0 units/acre) ch St St
College Ave
C hur
S Berry
Medium Density Residential
(2.0-3.6 units/acre) Appleton Blvd From: Varous 2nd St From: Medum-Hegh Densty Resdental
To: Hgh Densty Resdental To: Publc Insttutonal
Medium-High Density Residential Sheffield Ct Ra
Stockbridge ilr
(3.6-6.0 units/acre) oa
Reev
es d
St
City Limits Cre Wilson St
ek
High Density Residential Fairhaven Blvd

(6-16 units/acre) Memorial
Childs St Park
Gl ynn Ad dy Dr
Rock Quarry Rd

Rd
Commercial
Flippe Mi s ty R idge Trl
General Commercial n
Tra
(Clayton Co.) m
or
Tramore Pass
Dr

Office-Institutional
G ra
nd
Industrial Oa
ks
Wa
Due West Dr y
Public Institutional
Northwind Dr
B ay Co urt Dr

Parks/Recreation/Conservation ak R d
Rd Red O
ens
S teph
Transportation/Communitications/ Walt
Utilities
This map produced using data provided by the City of Stockbridge, Henry County, Clayton County, Mles
the Atlanta Regional Commission, field work by Tunnell-Spangler-Walsh & Associates,
and other public sources. Data are not guaranteed.
Mixed-Use 0 0.125 0.25 0.5

Figure 5.2:
Proposed Future Land Use Plan Updates Proposed
STOCKBRIDGE LIVABLE CENTERS INITIATIVE STUDY 10-YEAR UPDATE
Future Land
Use Plan
April 3, 2012

Updates
Prepared by Tunnell-Spangler-Walsh & Associates with Keck & Wood, Inc., Marketek, Inc.,and DW Smith Design Group

125
July 9, 2012

125
July 9, 2012

5.3 Population and Employment Changes
It is projected that the built-out Framework Plan will add population and jobs to the study area as identified
below.

2022 Population and Employment

It is estimated that 8,270 residents currently live within the study area. The recommended land uses
could increase the number of residents to 8,739 by 2017 and 9,944 by 2022. Initially, the weak state of the
housing market today means that most of these additional units will be single-family houses constructed
on existing unbuilt lots. Longer-term, new housing will likely expand to include a greater number of
townhouses and senior-oriented multifamily.
Table 5.1: Projected Population: 2012-2022
Townhouses/
Single-Family Multifamily Mobile Home Total
Duplexes
January 1, 2012
Occuped Housng Unts 1,850 127 1,141 120 ,28
Vacant Housng Unts 14 12 100 5 41
Average Household Size 2.61 2.47 2.47 2.56 2.51
Populaton 4,80 14 2,818 07 8,270
Plan - 2017 Estimate
Average New Household Size 2.61 2.47 2.47 2.56 2.51
Net New Unts1 180 0 0 0 180
Net New Populaton 470 0 0 0 470
Total Populaton 5,00 14 2,818 07 8,739
Plan - 2022 Estimate
Average New Household Size 2.45 2.35 2.35 2.56 2.40
Net New Unts2 00 125 75 0 500
Net New Populaton 75 294 176 0 1,205
Total Populaton 6,05 607 2,995 07 9,944
1. Assumes that 2012-2017 housing growth is limited to absorption of 180 unbuilt lots.
2. Multifamily projection assumes the construction of assisted living or senior units.

It is estimated that employment will also increase in the coming decade, as shown in Table 5.2.
Table 5.2: Projected Employment: 2012-2022
Commercial/ Office/ Government/
Total
Hotel Healthcare Other
January 1, 2012
Employees 867 1,09 1,26 3,412
Plan - 2017 Estimate
Net New Square Footage 1,000 15,000 20,000 48,000
Net Employees 16 6 48 100
Total Employment 88 1,45 1,284 3,512
Plan - 2022 Estimate
Net New Square Footage 75,000 100,000 50,000 225,000
Net Employees 91 240 120 452
Total Employment 974 1,585 1,404 3,964

126 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

2037 Employment and Population

Estimating employment and population growth beyond ten years is difficult on the micro-level. Real estate
and economic trends are complex and subject to change. Because the recommended land use plan is
based on a 25-year vision, longer-term forecasts can be made based on achieving said vision. Inherent
to this is a regional return to economic growth and continuation of market trends favoring walkable,
compact, and mixed-use communities.

Study area growth projections are shown in Tables 5.3 through 5.6. Please note that these are based on
the carrying capacity of the area and assume a moderate rate of growth for the study area (ranging from
six to ten percent every five years), based on based on existing ARC projections for Henry County.
Table 5.3: Cumulative Commercial, Government, and Office Growth: 2012-2037
Commercial/ Office/ Government/
Year Total
Hotel Healthcare Other
2012 15,000 sf 100,000 sf 550,000 sf 785,000 sf
2017 148,000 sf 115,000 sf 570,000 sf 833,000 sf
2022 22,000 sf 215,000 sf 620,000 sf 1,058,000 sf
2027* 245,00 sf 247,250 sf 640,000 sf 1,132,550 sf
2032* 269,80 sf 284,8 sf 680,000 sf 1,234,168 sf
2037* 296,81 sf 26,988 sf 720,000 sf 1,343,801 sf

Table 5.4:Cumulative Employment: 2012-2037
Commercial/ Office/ Government/
Year Total
Hotel Healthcare Other
2012 867 1,09 1,26 3,412
2017 88 1,45 1,284 3,512
2022 974 1,585 1,404 3,964
2027* 1,071 1,82 1,58 4,433
2032* 1,178 2,097 1,65 4,910
2037* 1,296 2,411 1,71 5,438

Table 5.5: Cumulative Total Housing Units: 2012-2037
Year Single-Family Townhouses Multifamily Total**
2012 1,850 127 1141 3,238
2017 2,00 127 1,141 3,418
2022 2,0 252 1,216 3,918
2027* 2,56 277 1,8 4,178
2032* 2,819 05 1,471 4,596
2037* ,101 5 1,618 5,055

Table 5.6: Cumulative Population: 2012-2037
Single-Family Townhouse Multifamily
Year Total**
Residents Residents Residents
2012 4,80 14 2,818 8,269
2017 5,00 14 2,818 8,739
2022 6,05 607 2,995 9,944
2027* 6,408 651 ,14 10,202
2032* 7,048 717 ,458 11,223
2037* 7,75 788 ,80 12,345
*Long-term data are supported by growth projections prepared by the ARC. Figures shown reflect a moderate
growth scenario based on development than can be physically accommodated in the land use program.
**Includes 120 existing mobile homes expected to remain through 2022. After 2022 projections assume
redevelopment to other uses.

Part 5: Implementation 127
127
July 9, 2012

5.5 Consistency with LCI Goals
The Stockbridge LCI Study 10-Year Update and the recommendations contained within it are consistent
with the ten components of the LCI program as identified below:

1. Efficiency/feasibility of land uses and mix appropriate for future growth including new and/or revised
land use regulations needed to complete the development program.

The land use recommendations call for the introduction of increased employment, housing, and retail
options throughout the study area. These include major office facilities near I-75, walker-friendly
retail in the downtown area, and a range of housing options throughout, including above-shop lofts in
new mixed-use buildings, live/work units, multifamily/senior buildings, and townhouses. Single-family
houses will also be provided in existing neighborhoods, including on existing vacant house lots.

In addition, the plan incorporates recommendations for land use plan and zoning changes that will
achieve the design and mixed-use land use patterns contained herein.

2. Transportation demand reduction measures.

The plan proposes reducing auto-demand by shifting some auto trips to pedestrian and bicycle trips
via a multifaceted effort to: locate different land uses within walking distance; improve pedestrian
facilities; improve bicycle facilities; and establish land use patterns that support potential future transit
upgrades.

3. Internal mobility requirements, including traffic calming, pedestrian circulation, transit circulation, and
bicycle circulation.

One of the central tenets of this study is to enhance connectivity for all transportation modes and
balance these with the land use vision. The plan includes both public and private street connections
that will provide multiple route options as the area develops and redevelops. In addition, accessibility for
non-drivers is improved by building new tree-lined sidewalks along key streets, improving pedestrian
crossings along North Henry Boulevard (SR 138/42), creating a bicycle network, supporting future
transit, and improving pedestrian and bicycle connectivity.

4. Mixed-income housing, job/housing match and social issues.

The study area currently has a variety of housing options including single-family houses, duplexes,
townhouses, and rental apartments. Most of these, however, occur in isolated pods rather than a
fine-grained mixture. To address this, the plan calls for introducing new housing types (identified
in item 1 above) in parts of the study area where they can be accommodated in a more walkable
and mixed development pattern. These include housing for people of a variety of ages, lifestyles,
and incomes; policies intended to support elderly housing; and recommendations to incorporate
workforce housing, especially for teachers, police officers, fire fighters, and similar public employees.
Plan recommendations also respond to the current housing market with strategies aimed at keeping
existing owners in their houses, rather than being foreclosed on, through counseling and support
services.

The plan also proposes increasing employment options within walking distance of existing and proposed
housing. New employment areas will be focused near I-75, with smaller employment opportunities
throughout other mixed-use areas. These will benefit both existing nearby neighborhoods and new
housing.

128 City of Stockbridge Livable Centers Initiative Study 10-Year Update
July 9, 2012

5. Continuity of local streets in the study area and the development of a network of minor roads.

The plan includes a vision for creating an extensive interconnected street network as the study area
develops. These include public facilities as well as those provided with private development.

6. Need/identification of future transit circulation systems.

Although neither the study area nor Henry County are served by scheduled local transit service
today, many in the community would like to establish land use patterns that could one day justify and
support frequent transit service. To this end, the proposed land use vision identifies a series of growth
centers that could be logical stops for future buses or shuttles. In addition, the plan incorporates
recommendations for establishing such services along North Henry Boulevard (SR 138/42), as well
as potential locations for future enhancements to the GRTA Xpress commuter bus service.

7. Connectivity of transportation system to other centers.

The plan supports improved traffic operations on existing roadways connecting to nearby centers, as
well as improved express bus connections to Atlanta. It calls for improving new roadways to the south
(which improve access to the medical center district on Eagles Landing Parkway), assorted multi-use
path connections to nearby areas, and potential transit connections.

8. Center development organization, management, promotion, and economic restructuring.

Economic development is a key element of this plan. As the area grows, the plan calls for creating a
major employment center and establishing a community improvement district (CID) to handle future
marketing, management, and promotion efforts.

The introduction of new housing near existing and proposed commercial or mixed-use growth centers
will also support retailers by increasing their potential customer base.

9. Stakeholder participation and support.

The study process included extensive public involvement in the form of an online image preference
survey, four community meetings, stakeholder meetings, and in-depth interviews. In addition, the
consultants met one-on-one with a variety of groups, including land owners, developers, historic
preservationists, and others.

10. Public and private investment policy.

The plan calls for the City of Stockbridge to continue its efforts to direct investment into the study area
via public improvements such as pedestrian facilities, multi-use paths, new parks, and the realization
of the Town Center Project. It also supports future public-private redevelopment through the possibility
of creating a community improvement district (CID).

Part 5: Implementation 129
129
July 9, 2012

5.5 Lifelong Communities
Many of the weaknesses identified in the analysis on pages 56 and
57 are addressed by the recommendations of this plan in order to
make the greater Stockbridge community a place where people of
all ages and abilities can live. This approach is both a key element
of the ARC’s Lifelong Communities program and a desire of greater
Stockbridge stakeholders.

Specific examples of projects that support creating a community
that is friendly to people of all ages include:
• New sidewalks and multi-use paths to access destinations such
as the downtown area, retail services, public buildings, and
parks, This plan will make Stockbridge a
• Tree plantings to increase shade, community where people can live
and be active at all ages
• A potential circulator shuttle,
• New public facilities, including a community center targeting the
needs of senior citizens and the youth,
• Zoning changes and redevelopment concepts that increase the
range of supportive housing types and support walker-friendly
development patterns,
• Expanded public spaces to improve opportunities for social in-
teraction and social well-being,
• The provision of daily needs within walking distance of existing
and future houses, and
• Access to local healthy foods through community gardens and
expanded farmers markets.
These recommendations, as well as other on-going efforts by the
City of Stockbridge and Henry County, will make Stockbridge a Many of the principles of Lifelong
place that truly serves the needs of residents of all ages. Communities also make a place
attractive to young families

130 City of Stockbridge Livable Centers Initiative Study 10-Year Update
Request for
Financial
Commitment Letter
ARC Livable Centers Initiative Application

Ryan Anderson, MPPA, CPM
Director, Community Development
• The Community
Purpos Development is
preparing an application

e of the for the Atlanta Regional
Commission’s Livable
Centers Initiative (LCI).
Reque • A formal letter of
financial commitment is
st required to demonstrate
local match support.
Requested
Action
• We are requesting a letter of financial
commitment from the Mayor and City
Council.
• The commitment should not exceed
$300,000.
• This match will strengthen the City's
competitiveness for ARC LCI funding.
What is the Livable
Centers Initiative?
The Livable Centers Initiative (LCI) is a grant program created by
the Atlanta Regional Commission (ARC) to help communities across
metro Atlanta become more walkable, vibrant, connected, and
economically competitive. The LCI program was created to:
• Reduce vehicle miles traveled (VMT) by promoting walkable
centers instead of car‑dependent sprawl.
• Improve regional air quality by providing alternatives to car travel
improves emissions and public health.
• Encourage mixed-use, transit-supportive, healthy communities
• LCI plans focus on integrating housing, jobs, services, and
transportation choices in compact, people-centered places.
• LCI funding supports
planning and
Why implementation projects
that enhance walkability,

This
mobility, and quality of
life.

Matters • A local match
demonstrates readiness
and partnership
commitment.
How LCI Works
• LCI grants cover 80% of project costs, funded by federal
transportation dollars.
• Local governments must provide a 20% match.
• Grants can fund Planning studies, Transportation projects
(sidewalks, trails, streetscapes, complete streets, intersection
redesigns, road diets)
Since the program began in 2000, LCI has invested: $390+
million in 126 communities
ARC has allocated $1 billion for LCI-related transportation
projects through 2050
2001
• 2001 LCI Study:
& Established initial vision
focusing on downtown,

2012 SR 138, I-675 area,
multimodal connections.

LCI • 2012 LCI 10-Year
Update: Assessed
progress, refined growth
Studie centers, transportation,
land use policies.

2012 STUDY AREA MAP
About This Map
This map shows the LCI study
area. It includes a Focus Area
along SR 138 and in the town
center that reflects those parts
of Stockbridge most likely to
redevelop in 25 years.

Study
Miles
Area
0 0.125 0.25 0.5

Park/Cemetery
2012 LCI Recommendation
Status
• 48.8% of recommendations in the 2012 LCI are
complete.
• 45.3% of recommendations are currently in
progress.
By 2027 The City of Stockbridge will have completed
94.1% of all recommendations in the LCI.
2025 City
of
Stockbridg
Infrastructure & Mobility Improvements
• Nearly $4 billion in transportation upgrades progressing across
Henry County, directly benefiting Stockbridge’s mobility network.
• GDOT's $55M Western Parallel Connector launched in 2024–
2025 to improve north–south travel and reduce congestion on I‑75.
Significant Development Growth
• As of 2024, Stockbridge has 34+ active development projects,
including residential, hotel, retail, and mixed-use projects—totaling
$208M in investment and nearly 4,800 new housing units.
Annexation & Population Expansion
• A major 2022 annexation added roughly 6,500 new residents,

Stockbridg •
expanding the city’s land area and development potential.
Downtown Redevelopment Momentum

e in 2026 • The estimated $300M Stockbridge Town Center project is
advancing through a Tax Allocation District (TAD), including
mixed‑use buildings, multi‑story apartments, and structured
parking.
Zoning & Land Use Modernization
• The city adopted new 2023–2024 zoning and future land‑use
maps, reflecting annexations, rezonings, and overlay district
adjustments.
Demographic & Market Shifts
• Stockbridge is one of metro Atlanta’s fastest‑growing suburbs,
adding 2,200+ renter households in 5 years, and experiencing
growth across young adults, families, and seniors.
• The 2024 Comprehensive
Plan
• Henry County
Transportation Plan
• 2024 Stockbridge
Completed Development Report
Planning • 2024–2025 GDOT and
regional mobility updates
Activities • 2025 market and
demographic analyses
• Downtown District Bike &
Pedestrian Plan
Next Steps

1 2 3
1. Approve 2. Submit letter 3. Await ARC
issuance of with LCI review and award
commitment application announcements.
letter. package on
February 27, 2028.
Thank you.

Ryan Anderson, MPPA,
CPM
Director, Community
Development
Randerson@stockbridgeg
a.org
FINANCIAL
COMMITME
NT
REQUEST

C O M M U N I T Y D E V E L O P M E N T A S S I S TA N C E
PROGRAM

RYA N A N D E R S O N , M P PA , C P M
DIRECTOR, COMMUNITY DEVELOPMENT
CITY COUNCIL MEETING FEBRUARY 09, 2026
Funding Purpose
The $30,000 request secures local match funding needed
for Community Development Assistance Program
application supporting planning initiatives.

Purpose of Project Focus

Financial The Downtown Bike and Pedestrian Connectivity Study
aims to improve safety, access, and infrastructure gaps.

Commitment Partnership Requirement
Financial commitment shows readiness and partnership
Request with ARC, required for application approval.

Plan Outcomes
Funding supports planning that advances multimodal
equity, mobility, resiliency, and community engagement.
The Community Development Assistance
Program is the Atlanta Regional Commission’s
program for providing expert planning support to
help metro Atlanta communities develop and

What is
execute local planning initiatives.
• This program provides planning assistance to
local governments, Community Improvement
Districts (CIDs), and nonprofits across the

the metro Atlanta region.
• Matches communities with technical
planning help and expertise.

CDAP?
• Supports projects related to equity,
resiliency, and other regional priorities.
• Helps develop plans, reports, engagement
processes, or studies that move
community projects closer to
implementation.
How CDAP Works?
Funding Source:
Livable Centers CDAP grant money comes from ARC’s Livable Centers Initiative (LCI) Program. The LCI program provides planning grants aimed
Initiative (LCI) at helping communities develop plans that support long-term transportation and land-use improvements.
Program

CDAP projects require a 20% local match from the participating jurisdiction. This means:
Required Local Match • ARC provides 80% of the project cost,
(20%) • The local government, CID, or other eligible applicant supplies 20% of the cost.
• This structure mirrors the LCI program’s broader 80/20 grant model.

Combination of ARC supports CDAP projects using:
Staffing Resources + • Internal ARC planning staff, and Grant funding sourced from LCI. Together, these resources provide technical planning assistance, community engagement,
and specialized support.
Grants

Some CDAP assistance is delivered through partnerships with organizations such as:
Partner-Led Technical • ULI Atlanta
Support • Georgia State
• University
• Georgia Tech
• Georgia Conservancy
Downtown
Pedestrian and
Bike
Connectivity
Plan - Project
Location Map
The Downtown Pedestrian & Bicycle
Connectivity Plan is a comprehensive planning
effort designed to improve safe, continuous, and
accessible walking and biking connections
throughout Stockbridge’s downtown.
Key corridors include:
• Burke Street
• Lovejoy Street

The •
Love Street
Jim Clark Drive

Downtown • North Henry Blvd
The plan aims to create a connected network
Pedestrian linking downtown, City Hall, Clark Community Park,
and surrounding districts.

and Bike • Replace substandard, disconnected, and
non‑ADA‑compliant sidewalks with modern
pedestrian facilities.

Connectivity • Introduce the first dedicated bicycle
facilities in the downtown area, since none

Plan •
currently exist.
Improve safety around the Norfolk Southern
railroad crossings with ADA‑compliant
treatments and quad‑gate systems.
• Provide a grade‑separated pedestrian
bridge to safely cross North Henry Blvd,
connecting downtown to City Hall and the
Amphitheatre.
Benefits of Advancing the
Study with CDAP
Funding
Enhanced Grant Competitiveness
CDAP funding improves Stockbridge's chances for future
transportation and infrastructure grants through refined planning
and community support.

Integration of Community Goals
CDAP-funded planning aligns with economic development, cultural
preservation, and smart urban design promoting equity and
participation.

Long-Term Resiliency Improvements
Study incorporates green infrastructure and climate-conscious
design to improve environmental performance and reduce
maintenance.

Strengthened Regional Partnerships
CDAP participation enhances collaboration with regional experts,
enriching planning with advanced data and public engagement.
Next Steps After Approval
Application Preparation
City staff prepares and submits the CDAP application
with all required documentation and community
support.

Review and Notification
ARC reviews applications from March to April with
award announcements made in May.

Project Kickoff and Scoping
A kickoff meeting launches the project followed by
detailed scoping to refine plans and milestones.

Planning and Collaboration
Planning spans 9-10 months involving collaboration
with ARC and partner organizations for support and
public workshops.
The Community Development Department
respectfully requests authorization from
the Mayor and City Council to issue a
Letter of Financial Commitment in support
of the City’s 2025 Community Development
Assistance Program (CDAP) application.

Request for • This letter is a required component
of the CDAP submittal and must
confirm that the City is willing to
Financial provide the necessary local
contribution should the project be
Commitmen selected for assistance.
• Cover the City’s local match
t obligation per ARC contribution
guidelines.
• Support potential partner assistance
fees, if required.
• Ensure the City is fully eligible for
CDAP planning assistance
Thank you.
Ryan Anderson, MPPA, CPM
Director, Community Development
Randerson@stockbridgega.org
CITY OF STOCKBRIDGE
DOWNTOWN PEDESTRIAN &
BICYCLE CONNECTIVITY
STUDY

SCOPING PHASE
SEPTEMBER 2023

Prepared for:

Prepared by:
Acknowledgements
City of Stockbridge Mayor and City Council
Anthony Ford, Mayor

Lakeisha Gan , Councilwoman

Alphonso Thomas, Councilman

John Blount, Councilman

Yolonda Barber, Councilwoman/Mayor Pro Tem

Elton Alexander, Councilman

Steering Committee
Yolonda Barber, City of Stockbridge Councilwoman/Mayor Pro Tem

Alphonso Thomas, City of Stockbridge Councilman

Kellie Russell, City of Stockbridge Grants Administrator

Kim Allonce, City of Stockbridge Economic Development Director

Jeremy Goodwin, City of Stockbridge Assistant Public Works Director

Decius Aaron, Public Works Director

Kira Harris-Graggs, City of Stockbridge Main Street Program Manager

Andrea Burne , Main Street Business Owner

City of Stockbridge Staff
Frederick Gardiner, AICP, Stockbridge City Manager

Ryan Anderson, City of Stockbridge Interim Community Development Director/Chief Planner

Gordon Linton, City of Stockbridge Planner
Contents

I Overview .................................................................................................................. 2
II Existing Conditions................................................................................................... 9
III Impact Analysis ..................................................................................................... 13
IV Detailed Project Costs ........................................................................................ ...25
I. Overview

Project Name
Downtown Pedestrian and Bicycle Connectivity Study
Project Location Contact Information
City of Stockbridge, Henry County
Ryan Anderson,
Project Sponsor City of Stockbridge
City of Stockbridge 4640 North Henry Boulevard
Stockbridge, GA 30281
Need and Purpose Statement randerson@cityofstockbridge-ga.cov
Located in the center of Stockbridge, the proposed corridors serve 770-389-7900
to connect the City’s downtown district, Stockbridge City Hall, and
Clark Community Park, along Burke Street, Lovejoy Street, Love
Street, Jim Clark Drive, and SR 42/N Henry Boulevard. The existing pedestrian facilities are in substandard
condition, lack connectivity, and suffer from ADA non-compliance. Bicycle facilities are do not existing
within the project study area.
Along Burke Street, narrow sidewalks along the west side of the street do not include any pedestrian
connections to the east, toward store fronts along M.L.K. Heritage trail or towards City Hall. These
sidewalks are not ADA compliant, and the character of the facilities do not match those along M.L.K.
Senior Heritage trail. Lovejoy Street does not have any pedestrian or bicycle accommodations, forcing
vehicles, bikes, and pedestrians to share the road, or find alternate routes of travel. Presently, the
downtown areas along M.L.K Heritage Trail are separated from City Hall by railroad tracks, and the SR
42/Henry Boulevard overpass. This heavily traveled overpass include narrow sidewalks, directly adjacent
to travel lanes, only on the south side. There is currently no pedestrian connection from the study area
to the south side of this overpass.
When constructed, the Downtown Pedestrian and Bicycle Improvements will represent a vital extension
of the downtown pedestrian network, and creation of a bicycle network in the downtown area. The
project will also promote an alternative mode of transportation by providing continuous sidewalks and
bicycle facilities throughout the corridors, and create a unified look throughout the City.

Description of Proposed Project
This project is located completely within the City of Stockbridge and is 3,800 linear feet in length.
Improvements along Burke Street will start at N Henry Boulevard/US 23, and continue north to
Parkwood Drive. Improvement on Burke Street will include concrete curb & gutter, and asphalt
shared use path along the west side, concrete/paver sidewalks along the east side, along with
pedestrian lighting, street trees and landscaping. Back in angle parking is also proposed along the
east side of Burke Street. Improvements along Lovejoy Street will start at Love Street, and continue
north to Burke Street. Improvements on Lovejoy Street include concrete curb & gutter, concrete
sidewalk, pedestrian lighting, street trees, and parallel parking along the west side. Improvements
along Love Street will start at Burke Street, and continue east to E Atlanta Road. Improvements on
Love Street will include concrete curb & gutter, concrete/paver sidewalks along both sides (south
side only east of Lovejoy Street), pedestrian lighting and street trees, and an ADA compliant at-grade
crossing of Norfolk Southern Railroad with quad gates and concrete grade crossing system with
I. Overview

flangeway fillers. A pedestrian bridge is proposed, spanning M.L.K. Heritage Trail, two Norfolk
Southern Railroad tracks (including span over two future siding tracks), and Ward Street.

Is the project in a Non-attainment area?
No

Does the project impact the ARC Model?
No
Functional Classification
Local Road and Street: Burke Street, MLK Sr. Heritage Trail, Lovejoy Street, Love Street, Jim Clark Drive
Principal Arterial: N Henry Boulevard
US Route Number
Not applicable to Burke Street, MLK Sr. Heritage Trail, Lovejoy Street, Love Street or Jim Clark Drive; N Henry
Boulevard is US-23
State Route Number
Not applicable to Burke Street, MLK Sr. Heritage Trail, Lovejoy Street, Love Street or Jim Clark Drive; N Henry
Boulevard is SR-138
Traffic
2021: 32,900 AADT* (provided by GDOT’s Traffic Analysis and Data Application [TADA!])
Current Year (2021): 32,900** Design Year (2049): 57,280**
*Data was only provided for N Henry Boulevard
**Assumes 2% annual growth rate.

Existing Design Features
• Typical Section: Varies - see Section III.
• Posted speed:
◦ 25 mph along Burke Street, MLK Sr. Heritage Trail, Lovejoy Street, and Love Street
◦ 35 mph along N Henry Boulevard
◦ Width of right of way:
Burke Street – 50 ft
MLK Sr. Heritage Trail – Varies up to 205’
Lovejoy Street – 50 ft
Love Street – 40 ft
Jim Clark Drive – 40 ft
N Henry Boulevard – 80 ft
 Major structures: none
I. Overview

• Major intersections: none
• Length of roadway segment: 0.88 mile
Proposed Design Features
• Proposed Typical Section: Varies - see pages 16 through 21.
• Any changes of design speed or functional classification: none
• Right-of-Way:
◦ Width: No changes proposed, project within existing right-of-way
◦ Easements: Temporary (X) Permanent (X) Utility ( ) Other ( )
◦ Number of Parcels: Number of Displacements: None
• Structures:
◦ Bridges: none
◦ Retaining walls: none
• Major intersections: none

DESIGN EXCEPTIONS OR VARIANCES TO CONTROLLING
CRITERIA ANTICIPATED
Undetermined Yes No
Horizontal Alignment X
Lane Width X
Shoulder Width X
Vertical Grades X
Cross Slopes X
Superelevation Rates X
Lateral Offset to Obstruction X
Speed Design X
Vertical Clearance X
Bridge Width X
Bridge Structural Capacity X
Stopping Sight Distance X
I. Overview

PROJECT LOCATION MAP
I. Overview

COST ESTIMATES

FEDERAL FUNDS MATCHING FUNDS TOTAL COST
PE $400,000 $100,000 $500,000
ROW $287,280 $71,820 $359,100
CST $4,927,809 $1,231,952 $6,159,761
Total: $5,615,009 $1,403,772 $7,018,781

FISCAL YEAR PROPOSED
PE: 2025
ROW: 2027
CST: 2029

PROPOSED PROJECT SCHEDULE
Concept Development:
• Scoping Phase: 11 months (November 2022 – September 2023)
• Sponsor & GDOT Executive Agreements: 2 months (July 2024 - August 2024)
• Concept Report Development: 4 months (September 2024 - December 2024)
• Concept Review & Approval: 2 months (January 2025 - February 2025)
Environmental Clearance:
• ENV Documents 106/CE: 8.5 months (October 2024 - June 2025)
• Special Studies - Ecology, etc.: 4 months (February 2025 - May 2025)
• Section 106 - History and Archaeology: 6 months (February 2025 - July 2025)
• Section 106 Review: 3 months (September 2025 - November 2025)
• Special Studies Review: 3 months (June 2025 - August 2025)
• CE Preparation & Review: 6 months (October 2025 - March 2026)
Right-of-Way:
• ROW Plan Review: 2 months (May 2026 - June 2026)
• ROW Plan Approval: 2 months (July 2026 - August 2026)
• ROW Acquisition: 6 months (September 2026 - February 2027)
• GDOT Certifies ROW: 2 months (March 2027 - April 2027)
Design and Bidding:
• Survey/Data Base Creation: 4 months (September 2024 – December 2024)
• Preliminary Plans: months (February 2025 - March 2026)
• Final Plans: 8 months (June 2026 - January 2027)
• Bid Package Approval & Review: 6 months (May 2027 - October 2027)
I. Overview

Construction:
• Bid & Contract Award Phase: 2 months (December 2027 - January 2028)
• Execute Agreement (Req. Work & FED Work): 2 months (February 2028 - March 2028)
• Construction Phase - Streetscape: 12 months (April 2028 – March 2029)
II. Existing
Conditions

Upon initiation of this project, the planning team utilized GIS/CAD information. Concurrent with a thorough
corridor analysis, the planning team located the project area on Google Maps in order to see photographical
evidence of the current state of the pedestrian and bicycle system, to document the existing conditions, and to
make initial evaluations for improvements.

EXISTING SIDEWALK CONDITIONS
This analysis identified existing sidewalks and their materials. The majority of existing sidewalks within the
project area are constructed of concrete, with the exception along MLK Senior Heritage Trail where the
majority of the sidewalk is concrete with segments constructed with brick pavers. Along Burke Street, there is
existing sidewalk on the entire west side of the street and only a small segment of existing sidewalk on the east
side of the street. Lovejoy Street and Love Street consist of neither sidewalk nor curb and gutter. N Henry
Boulevard consists of existing sidewalk along the south side of the street and bridge, but only a paved shoulder
along the north side. The majority of the existing sidewalks within the project area are in moderate condition
with the exception of a few areas where the sidewalk would need to be replaced. The reconstruction of the
existing sidewalks will be a continuation to the improvements along Burke Street, which lacks sidewalks along
the east side of the street, along Lovejoy Street and Love Street, which both lack any sidewalks. Together,
these limitations to the existing pedestrian system discourage the higher quality of life, multimodal and
walkable environment that communities desire.

EXISTING RIGHTS-OF-WAY
The rights-of-way along the corridor were obtained through GIS files. Along Burke Street, the right of way is
approximately 50’ wide. Lovejoy Street has a right-of-way width of approximately 50’, Love Street’s right-of-
way width is approximately 40’. N Henry Boulevard has a right-of-way width of 80’.

EXISTING LAND USE
The existing land use along the proposed project consists of downtown district property and heavy
commercial district property. MLK Sr. Heritage Trail, Lovejoy Street, Love Street, Jim Clark Drive, and
the majority of Burke Street is comprised of downtown district properties. One property along Burke
Street is considered heavy commercial zoning and is currently an automotive business. Many of the
properties in the project area are located within the Downtown Village Overlay. Figures 1 and 2
below show the existing district and zoning maps.
II.
I. Existing
Conditions

Figure 1: City of Stockbridge Official Overlay District Map

Figure 2: City of Stockbridge Official Zoning Map

PHOTOGRAPHIC INVENTORY
10
II. Existing
Conditions

The existing conditions along Burke St Existing sidewalk on Burke St ends at The lack of sidewalks in many areas
are worn out and in poor condition. Lovejoy St, leaving pedestrians with discourages pedestrian use.
nowhere to go.

Installation of new crosswalks will Sidewalk dead ends along Love St The north side f N Henry Blvd lacks any
provide a clear pedestrian route. leaving pedestrians with no safe pedestrian facilities.
route across the railroad tracks.

Existing sidewalks on Burke St dead Existing crosswalk on Burke St lacks
end at utility pole. ADA receiving ramp.
11
II.
III. Impact
Analysis

ALTERNATIVES CONSIDERED
 Burke Street: Construct on-street bike lanes with pedestrian streetscape improvements along both sides
of Burke Street in-lieu of the proposed shared use path. This alternate was not preferred because the
shared-use path will horizontally and vertically separated from the roadway, and will therefor provide a
higher level of comfort to bicyclist of all ages and abilities when compared to on-street bike lanes. The
project footprint, construction costs, and right-of-way impacts are similar to the preferred alternate. Multi-
use paths were preferred by the public when compared to conventional bike lanes.

Burke Street Alternative

 Lovejoy Street: Construct on-street bike lanes with pedestrian streetscape improvements along the west
side of Lovejoy Street. The shared vehicular/bicycle lanes along Lovejoy Street are preferred when
compared to conventional bike lanes due to the low traffic volumes along this road. These shared lane
allow for incorporating parking and wider sidewalks along the road. Also, The expanded roadway footprint
associated with these on-street bike lanes will require additional maintenance costs in the future when
resurfacing the roadways.
III. Impact 12

Analysis

Lovejoy Street Alternative

 N Henry Blvd: Modifications to the existing lane configuration on the bridge over the Norfolk Southern
Railroad were evaluated as an alternative to the pedestrian bridge. Modifications include removal of the
left turn lanes on N Henry Blvd in order to construct barrier separated sidewalks along the north side of
the roadway. Input received from public involvement show strong support for a pedestrian bridge as a
separate structure from the existing N Henry Blvd overpass, with City of Stockbridge architectural
branding.

OTHER PROJECTS IN IMMEDIATE VICINITY OF PROJECT
 The City of Stockbridge is planning an Alley project, which will connect MLK Senior Heritage
Trail to Burke Street.
 A new development is proposed on E Atlanta Road across from City Hall.
 The City has plans to relocate overhead utilities on Burke Street to underground.
 A cultural art center is planned on the West side of Burke Street.
 A new Stem school is planned at the site of Stockbridge Elementary school.
 The fire station at the corner of MLK Senior Heritage Trail and Love Street will be converted to
a restaurant.
13
III. Impact
Analysis

RAILROAD INVOLVEMENT
The proposed Stockbridge Downtown Pedestrian and Bicycle Connectivity Study project is within
the vicinity of existing Norfolk Southern railroad right of way. Two pedestrian crossings of Norfolk
Southern Railroad. An at-grade crossing is proposed at Love Street. This crossing is expected to
include ADA compliant at-grade crossing of Norfolk Southern Railroad with quad gates and concrete
grade crossing system with flangeway fillers. The City of Stockbridge has expressed interest in
potentially requesting establishment of a quiet zone for at grade crossings in the downtown area in
the future. This would eliminate the requirement that trail horns be sounded where they approach
public grade crossings. When implementing a quit zone, Norfolk Southern will require safety
countermeasures to ensure the safety of the public and Norfolk Southern personnel. The proposed
four-quadrant gate system is one of the safety countermeasures that would be required when and
if the City requests a quiet zone here. Having these improvements already in place can be a tool to
expedite this request. A pedestrian bridge is proposed adjacent to US 23. This bridge will be
required to span the two existing tracks, along with two additional future tracks. Due to the existing
configuration parallel to M.L.K. Senior Heritage Trail and Ward Street, the proposed bridge would
also fully span these roads. Norfolk Southern will require that the City of Stockbridge be responsible
for costs associated with preliminary engineering, construction engineering, and flagging services
during construction. It is expected that a Right-of-Entry will be executed between Norfolk Southern
and the City of Stockbridge in order to enable the City and their Contractor to enter the railroad
right-of-way for construction, operations, and maintenance of these improvements.

INTER-JURISDICTIONAL COORDINATION NEEDS
The proposed pedestrian improvements project is 100 percent located in the City of Stockbridge in Henry
County. Other than the City of Stockbridge, there is no other municipal involvement required as part of the
project.

Other agencies that may be involved during the permitting, design and funding process include the following:

• Georgia Department of Transportation
• Atlanta Regional Commission
• State Historic Preservation Office
• Department of Natural Resources
• Georgia Environmental Protection Division
• Norfolk Southern Railroad

ENVIRONMENTAL CONCERNS
Concurrent with the concept design phase, the Environmental phase of the project will begin. Early identiﬁcation
of environmentally sensitive areas will allow for either avoidance or minimization of environmental impacts, and
streamline the project development process. The documentation for the project is anticipated to require a
14
III. Impact
Analysis

Categorical Exclusion. The environmental analysis for these projects will consider the natural, physical, and social
impacts of various alternatives, including the “No Build” alternative. Both direct and indirect impacts will be
considered. Screening level environmental analysis show that Potential community resources along the corridor
include the Merle Manders Conference Center, Cochran Public Library, and Clark Community Park. Impacts to
these resources are not anticipated. Due to the project type, no disproportionally adverse effects to
Environmental Justice communities are anticipated. In the project area there was found to be no effects to
streams and wetlands. No eligible archaeological resources were identified within the project’s area of potential
effect. The segment of Norfolk Southern rail is an NRHP-eligible historical resource. An NPDES permit is
anticipated due to ground disturbance greater than 1.0 acre. No Section 404 or Stream Buffer Variance are
anticipated for this project.

LEVEL OF ENVIRONMENTAL ANALYSIS
In order to secure federal funding for this project, additional steps must be taken:

• Environmental resource “special” studies must be completed and sent to GDOT for review. After
approval, studies would be sent to the Federal Highway Administration (FHWA).
◦ Air/Noise report
◦ Ecology: Survey, ecology resource survey report, ecology assessment of effects
◦ Archaeology: Survey, Phase I Report/Archaeology Short Report
◦ History: Survey, historical resource survey reports, cultural resources assessment of effects
◦ Prepare Categorical Exclusion following the completion and approval of the special studies.

STORMWATER MANAGEMENT AND GREEN
INFRASTRUCTURE
The project is located within the Georgia Department of Transportation (GDOT) Municipal Separate Storm
Sewer System (MS4) that is regulated by GADNR’s EPD through the MS4 NPDES permit GAR041000. Post-
construction stormwater management practices and structures will be required to reduce, treat, or minimize
stormwater pollution from stabilized, developed areas. Due to the nature of the project area, which is linear in
nature and in a fully developed area, many traditional best management practices (BMP) such as stormwater
ponds, enhanced grass channels, and filter strips will not be feasible to implement. Innovative stormwater
management alternatives have been evaluated in lieu of traditional MPBs. For urban environments such as
this, proprietary tree well systems that capture stormwater runoff, and filter it through specially designed filter
media and tree root system, which aids in stormwater management reduction and pollutant removal. With
street trees and pipe drainage systems already proposed in the project, these tree well systems can easily be
incorporated into the streetscape and drainage design to provide green infrastructure and minimize
environmental impacts associated with the project. Figures 3 and 4 below for examples and schematics of
these products.
III. Impact 15

Analysis

Figure 3: Example of stormwater tree well

Figure 4: Schematic of tree well configuration
III. Impact 16

Analysis

UTILITY INVOLVEMENTS OR IMPACTS
The majority of the proposed improvements will be constructed within existing rights of way and efforts will be
maintained to minimize impacts to existing utility facilities.

• Gas: AGL
• Power: Georgia Power, Snapping Shoals EMC
• Water: Clayton County Water Authority, City of Stockbridge
• Communications: AT&T, Charter Communication, Comcast, Verizon Business, Zayo Fiber
• Sewer: City of Stockbridge

SHORT SUMMARY ON THE FEASIBILITY OF OBTAINING
ANY RIGHT-OF-WAY
As part of the development of this project and through past communications with residents, stakeholders and
elected officials, it is anticipated that the proposed pedestrian improvements along the corridor will have a
positive impact to the City. Although there will be both minor property acquisition as well as utility relocation
requirements, the positive aspects of improving the pedestrian connectivity within the City of Stockbridge will
result in not only an improved vehicular and pedestrian environment but a better downtown community.
17
III. Impact
Analysis

PLAN ENLARGEMENTS AND TYPICAL SECTIONS
The graphics on the following pages help to illustrate the improvements from the preferred alternative.
III. Impact 18

Analysis

BURKE STREET
The existing two-lane roadway, with minimal and non-ADA compliant sidewalks will be reconstructed with new
pedestrian streetscape enhancements on the east side, including wide concrete sidewalks with brick paver
inlays, pedestrian lighting, street trees and landscaping, new curb & gutter and associated storm drainage
improvements. Back in angle parking is also proposed along the east side of Burke Street. Bike
accommodations include a new 12’ wide asphalt multi-use path, along with a brick paver strip, street trees,
lighting, and new curb & gutter. Driveway openings will be reconfigured where feasible to limit the number
and length of pedestrian crossings. A mid-block crossing, with a rapid flashing pedestrian beacon (RRFB), is
proposed just south of Lovejoy Street.

PLAN ENLARGEMENT
III. Impact 19

Analysis

EXISTING CONDITIONS

PROPOSED CONDITIONS
III. Impact
III. 20

Analysis

LOVEJOY STREET
The existing two lane roadway with no pedestrian or bicycle accommodations will be reconstructed in the style
of recent improvements implemented just to the south on M.L.K. Senior Heritage Trail. This includes curb &
gutter, a meandering concrete sidewalk with landscape areas incorporated throughout, pedestrian lighting,
and on-street parallel parking along with west side of the roadway.
III. Impact 21

Analysis

EXISTING CONDITIONS

PROPOSED CONDITIONS
22
III. Impact
Analysis

LOVE STREET
The existing two lane roadway includes an at grade crossing of Norfolk Southern Railroad, with no pedestrian
accommodations. New sidewalk connectivity is proposed to connect the downtown area of Burkes Street,
MLK Sr. Heritage Trail, and Lovejoy Street to existing sidewalks along E Atlanta Road and the City of
Stockbridge campus of City Hall and their Amphitheatre. An ADA compliant concrete grade crossing, along
with quad gates at the Norfolk Southern Railroad are proposed. A mid-block crossing across E Atlanta Road,
with a high-intensity activated crosswalk (HAWK) signal, is proposed to provide a pedestrian connection from
the downtown area to City Hall and the Stockbridge Amphitheatre.
III. Impact 23

Analysis

EXISTING CONDITIONS

EXAMPLE OF CONC. GRADE CROSSING W/ QUAD GATES
III. Impact 24

Analysis

NORTH HENRY BOULEVARD
The existing n Henry Blvd overpass over Norfolk Southern railroad includes two travel lanes in each direction, a
center left turn lane, a 5 foot wide sidewalk along the south side, and a paved shoulder with no pedestrian
accommodations along the north side. There is currently no pedestrian connectivity from Burke Street and the
downtown area to the pedestrian facilities along the south side of the overpass. In order to improve
pedestrian connectivity, a stand along pedestrian bridge structure is proposed parallel to the north side of the
existing overpass. This will provide a grade-separated connection from Burke Street, Jim Clark Drive, MLK Sr.
Heritage Trail, and the downtown area to the existing plaza at E Atlanta Road, Stockbridge City Hall, and the
Amphitheatre.

EXISTING CONDITIONS

PROPOSED CONDITIONS (from RSVP report)
IV. Detailed Project 25

Costs

999-5100 2 EA 12,000.00 SOLAR POWERED FLASHING ASSEMBLY 24,000.00
647-1000 1 LS 150,000.00 TRAFFIC SIGNAL INSTALLATION - PEDESTRIAN HYBRID BEACON 150,000.00
ROADWAY SUBTOTAL= $5,262,180.54
CONTINGENCY
ROADWAY (15%)=
SUBTOTAL= $828,793.44
$5,262,180.54
CONTINGENCYCEI (5%)=$828,793.44
(15%)= $263,109.03
LIQUID AC ADJUSTMENT=
CEI $15,783.88
(5%)= $263,109.03
CONSTRUCTION TOTAL= $6,369,866.89
LIQUID AC ADJUSTMENT= $15,783.88
CONSTRUCTION TOTAL= $6,369,866.89
City of Stockbridge Purchasing Division
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, GA 30281

ADDENDUM NO. 1
SOLICITATION NO.: REQUEST FOR PROPOSAL (RFP) NO. 2025-0010
SOLICITATION TITLE: CITY OF STOCKBRIDGE CONSULTANT SERVICES FOR
THE UPDATE OF THE UNIFIED DEVELOPMENT CODE

ATTENTION ALL POTENTIAL BIDDERS:
X MUST ADDENDUM. READ CAREFULLY AND FOLLOW ALL INSTRUCTIONS.
This addendum forms part of the contract documents and modifies the original bidding.
Documents shall be as binding as if contained therein.

Return Addendum with Bid Submittal. Failure to do so may subject the Bidder to
disqualification.

Return Completed Revised Bid Pricing Sheets with Bid Submittal.

TO ALL PROSPECTIVE BIDDERS, PLEASE NOTE THE FOLLOWING CHANGES
AND CLARIFICATIONS:

Words in strikethrough type are deletions from existing text. Words in bold, underline type are
additions to the existing text.

1. Proposal Due Date has not changed. The Proposal Due Date is Thursday, November 6,
2025, 3:00 PM EST.

2. The deadline for questions has not changed. The deadline for questions is Friday,
October 17, 2025, 3:00 PM EST.

CLARIFICATIONS / MODIFICATIONS / QUESTIONS AND ANSWERS

Q1. Design Charrette - Is there a certain area that the City already has in mind for the
Design Charrette?

A1. The city does not have a particular place in mind. City Hall is a likely location for the
meeting.
Request For Proposal (RFP) No. 2025-0010 – City of Stockbridge Consulting Services for the Update of the UDC, 10/22/2025
Addendum No. 1 – Page 1 of 2
Q2. Consultant Budget - Could you please share the total consultant budget anticipated
for this project?

A2. The City of Stockbridge does not have a specified budget allocated for this project at this
time. However, it is important to note that the scope of work is limited to an update and
reorganization of the existing Unified Development Code (UDC). This effort is intended
to enhance clarity, usability, and consistency within the current code framework, rather
than fully rewrite. Proposers are encouraged to submit a cost proposal that reflects the
scope as described, focusing on efficiency and value in delivering a streamlined and
modernized UDC.

Q3. Cover/Transmittal Letter - Is the form on page 2 of the RFP document the same item as
the Cover/Transmittal Letter that is referred to on page 38, or are there two “letters”
required from the respondent, plus an executive summary?

A3. The Request For Proposal Letter (page 2), the Cover/Transmittal Letter (#1, page 38), are
two (2) separate documents, in addition to the Executive Summary (#2, page 38). Each is
required.

Q4. Bid Bonds - Bid bonds are not typically associated with planning (professional services)
projects. Could you please clarify which exhibits associated with this RFP must be
completed and uploaded as part of the respondent’s submittal.

A4. Bid Bond: This is the most common bond required with an RFP. It's a guarantee that you
will accept the contract and provide the other required bonds if you win the bid.
• Purpose: To ensure the bid is serious and to protect the client from having to re-bid the
project if the winning bidder backs out.
• Amount: Usually a percentage of the bid price, often 5% to 10%.

Q5. Project Schedule - The RFP states the schedule is January 2026 to Spring 2026. Can you
confirm that the project schedule is only five months?

A5. Yes. The City is seeking a 5-month schedule. This is indicative that the city is seeking an
update and re-organization, not a major update or full re-write.

Q6. Map Updates in Scope - Are any tasks associated with updating district maps or zoning
maps included as part of the consultant’s scope for this project?

A6. No maps are required as a part of the consultant's scope.

Q7. Pre-Proposal Materials – Are there materials available from the Pre-Proposal
Conference that can be downloaded?

A7. No.

End of Addendum No. 1
Request For Proposal (RFP) No. 2025-0010 – City of Stockbridge Consulting Services for the Update of the UDC, 10/22/2025
Addendum No. 1 – Page 2 of 2
City of Stockbridge Purchasing Division
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, GA 30281

ADDENDUM No. 2
Solicitation No.: REQUEST FOR PROPOSAL (RFP) NO. 2025-0010
Solicitation Title: CITY OF STOCKBRIDGE CONSULTANT SERVICES FOR THE
UPDATE OF THE UNIFIED DEVELOPMENT CODE

ATTENTION ALL POTENTIAL BIDDERS:
X MUST ADDENDUM. READ CAREFULLY AND FOLLOW ALL INSTRUCTIONS.
This addendum forms a part of the contract documents, modifies the original bidding
Documents and shall be as binding as if contained therein.

Return Addendum with Bid Submittal. Failure to do so may subject the Bidder to
disqualification.

Return Completed Revised Bid Pricing Sheets with Bid Submittal.

TO ALL PROSPECTIVE BIDDERS, PLEASE NOTE THE FOLLOWING CHANGES
AND CLARIFICATIONS:

Words in strikethrough type are deletions from existing text. Words in bold, underline type are
additions to the existing text.

1. Proposal Due Date has changed. The Proposal Due Date is Thursday, November 6, 2025,
3:00 PM EST Wednesday, November 26, 2025, 3:00 PM EST.

2. The deadline for questions has not changed. The deadline for questions is Friday,
October 17, 2025, 3:00 PM EST.

End of Addendum No. 2

Request For Proposal (RFP) No. 2025-0010 – City of Stockbridge Consulting Services for the Update of the UDC, 11/12/2025
Addendum No. 2
December 15, 2025

Ryan Anderson, MPPA
Community Development Director
City of Stockbridge
4602 N. Henry Blvd.
Stockbridge, GA 30281

VIA EMAIL

RE: City of Stockbridge Code Update Services Proposal

Dear Mr. Anderson,

CPL Architecture, Engineering, and Planning is pleased to offer this proposal for a
comprehensive update to City of Stockbridge’s Unified Development Code.

Scope of Work

CPL will perform the scope of work identified by the following Tasks:

1. Research and Analysis:
• Conduct a comprehensive review of the existing ordinances, identifying
strengths, weaknesses, and areas for improvement.
• Analyze demographic trends, land use patterns, prior zoning decisions, and
development needs to inform zoning updates.
• Evaluate best practices and zoning models from comparable jurisdictions to
incorporate into the ordinance.
• Develop a brief memo to summarize policy priorities and outline
recommendations to carry into the drafting phase.

2. Public Engagement:
• Convene a stakeholder committee of up to seven members. Host in-person
stakeholder meetings to get detailed feedback on project progress.
• Conduct community walking tour with Project Management Team (PMT) and
other relevant stakeholders.
• Host virtual one-on-one sessions with elected officials, department heads, and
other key stakeholders, either to gather initial input or walk through the
proposed draft document.
• Host community open houses to gather feedback on draft content and present
the final recommendations.

3. Ordinance Development:
• Draft updated zoning regulations based on research findings, staff input, and
best practices.
• Ensure consistency with the City’s Comprehensive Plan and other planning
documents.
• Develop accompanying graphics, charts, and illustrations.
Stockbridge Code Update Services Proposal
December 15, 2025
Page 2 of 3

• Incorporate feedback and make necessary adjustments to the text amendment
document.

4. Public Hearings and Adoption Process:
• Coordinate with City officials to schedule public hearings and review sessions for
ordinance review.
• Present draft zoning updates to the public and stakeholders for feedback and
revisions.
• Provide support during the adoption process, including drafting resolutions,
ordinance language, making presentations, and other necessary documentation.
• Attend and present at up to one adoption meeting before the Planning
Commission and one before the Mayor and City Council.

Timeline:

The proposed timeline for completion of this scope of work is 5-7 months for Tasks 1-3,
followed by an undetermined duration that aligns with the City’s adoption process and legal
deadlines.

Conditions and Assumptions:

• Up to six virtual project management team (PMT) meetings.
• Up to five virtual one-on-one sessions.
• Up to three in-person stakeholder meetings.
• Up to one community walking tour.
• Up to one in-person community open house.
• Up to one Planning Commission meeting attendance.
• Up to one Mayor and City Council meeting attendance.
• Client provides all necessary background materials at project start and consolidates
comments into a single markup per draft.
• Deliverables provided in PDF format; editable files available at closeout upon request.
• Up to two consolidated revision rounds for the policy memo and the draft update.
• Schedule assumes timely client review (10–15 business days per draft).
• Additional meetings, revisions, site visits, or revision rounds billed as additional
services.

Fee Proposal

CPL will perform the above-referenced scope of work as follows:

Task 1 – Research and Analysis $13,750
Task 2 – Public Engagement $24,000
Task 3 – Ordinance Development $56,290
Task 4 – Public Hearings and Adoption Process $4,215
Total $98,255

Direct expenses will be billed at cost plus 15%. Direct expenses include, but are not limited
to, reproduction cost, courier service, mileage, telephone/fax cost, etc. Additional services
may be charged as indicated in the hourly rates table listed in Appendix “B.”
Stockbridge Code Update Services Proposal
December 15, 2025
Page 3 of 4

Terms and Conditions

This agreement shall be administered in accordance with the Terms and Conditions listed in
Appendix "A.”

This document, together with the exhibits and/or appendices identified herein, constitutes
the entire understanding between City of Stockbridge and CPL with respect to the work to
be performed by CPL for the benefit of City of Stockbridge and may only be modified in
writing signed by both parties. Please sign and return the enclosed copy of this letter if this
document satisfactorily sets forth the understanding of the arrangement between City of
Stockbridge and CPL. Receipt of the signed agreement will serve as our notice to proceed.
This Contract will be open for acceptance for sixty days from the date of this letter.

We look forward to working with you on this project.

Sincerely,

CPL ARCHITECTURE ENGINEERING & PLANNING

Rebecca Keefer, AICP
Principal

cc: file

Approved By: ____________________________________________________________________
Print Name

Signature: __________________________________ Date: _____________________________

Invoice Instructions:

Add the following project identifier or Purchase Order No. __________________________

Send our Invoice to the following email address: ___________________________________

Reference the following physical address: _________________________________________

Stockbridge Code Update Services Proposal
December 15, 2025
Page 4 of 5

APPENDIX "A"
TERMS AND CONDITIONS
1. CPL Architecture, Engineering, and Planning (hereinafter CPL) shall perform the services defined in this Letter Agreement and Client
agrees to pay CPL for said services as set forth in the agreement. In providing services under this Agreement, CPL shall perform in a
manner consistent with and limited to that degree of care and skill ordinarily exercised by members of the same profession currently
practicing under similar circumstances at the same time and in the same or similar locality. CPL makes no warranty, express or implied,
as to its professional services rendered under this Agreement. Accordingly, the Client should prepare and plan for clarifications and
modifications, which may impact both the cost and schedule of the Project.

2. All documents including Drawings and Specifications prepared by CPL are instruments of service in respect to the Project. They are
not intended or represented to be suitable for reuse by Client or others on extensions of the Project or on any other project. Any reuse
without written verification or adaptation by CPL for the specific purpose intended will be at Clients sole risk and without liability or legal
exposure to CPL; and Client shall indemnify and hold harmless CPL from all claims, damages, losses, and expenses including attorneys'
fees arising out of or resulting therefrom. Any such verification or adaptation will entitle CPL to further compensation at rates to be agreed
upon by Client and CPL.

3. Client agrees to additionally compensate CPL for services resulting from significant changes in general scope of Project, for revising
previously accepted reports, studies, design documents, or Contract Documents, or for delays caused by others rather than CPL.

4. The lump sum prices and hourly rates outlined in this contract are subject to an automatic annual increase of up to 5 percent. This
adjustment will take effect at the beginning of the calendar year.

5. Construction cost estimates prepared by CPL represents CPL's best judgment as professionals familiar with the construction industry.
It is recognized, however, that CPL has no control over cost of labor, materials, or equipment, over contractors' methods of determining
bid prices, or over competitive bidding or market conditions. CPL cannot and does not guarantee that proposals, bids, or actual
construction costs will not vary from cost estimates prepared by CPL.

6. If requested by Client or if required by the scope of services of the Agreement, CPL shall visit the site at intervals appropriate to the
stage of construction to become generally familiar with the progress and quality of the work and to determine in general if the work is
proceeding in accordance with the Contract Documents. However, CPL shall not be required to make exhaustive or continuous on-site
inspections to check the quality or quantity of the work. CPL shall not have control or charge of and shall not be responsible for
construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the Work,
for the acts or omissions of the contractor, subcontractors, or any other persons performing any of the work, or for the failure of any of
them to carry out the work in accordance with the Contract Documents.

7. Surveying will be provided as stated in the Agreement. Surveying provided on an hourly basis will be charged with a 4-hour minimum
at the hourly rates in effect at the time the service is performed. Replacement of survey markers resulting from contractor disturbance
or vandalism will be accomplished on an hourly basis.

8. The cost of permits, fees, toll telephone calls, courier service, reproduction of reports, Drawings, and Specifications, transportation in
connection with the Project, and other out of pocket expenses will be reimbursed to CPL by Client at cost plus 15%.

9. CPL shall submit monthly statements for services rendered and for reimbursable expenses incurred. Statements will be based upon
CPL's time of billing. Payment is due upon receipt of CPL's Statement. If Client fails to make any payment due CPL for services and expenses
within 30 days after the date of CPL's statement therefore, the amounts due CPL shall include a charge at the rate of 1.5% per month
(18% per annum), or portion thereof, from said 30th day, and, in addition, CPL may, after giving 7 days' written notice to Client, suspend
services under this Agreement until CPL has been paid in full all amounts due CPL are collected through an attorney or collection agency,
Client shall pay all fees and costs of collection.

10. This Agreement may be terminated by either party upon 7 days' written notice should the other party fail substantially to perform
in accordance with its terms through no fault to the party initiating termination, or in the event Project is cancelled. In the event of
termination, CPL shall be paid the compensation plus Reimbursable Expenses due for services performed to termination date.

11. This Agreement shall be governed by the laws of the State Georgia. In recognition of the relative risks and benefits of the Project to
both the Client and the Consultant, the risks have been allocated such that the Client agrees, to the fullest extent permitted by law, to limit
the liability of the Consultant and Consultant's officers, directors, partners, employees, shareholders, owners and subconsultants for any
and all claims, losses, costs, damages of any nature whatsoever or claims expenses from any cause or causes, including attorneys' fees
and costs and expert-witness fees and costs, so that the total aggregate liability of the Consultant and Consultant's officers, directors,
partners, employees, shareholders, owners and subconsultants shall not exceed $50,000 or the Consultant's total fee for services
rendered on this Project, whichever is greater. It is intended that this limitation apply to any and all liability or cause of action, including
without limitation active and passive negligence, however alleged or arising, unless otherwise prohibited by law. In no event shall the
Consultant’s liability exceed the amount of available insurance proceeds. In the event the Client does not wish to limit the Consultant's
professional liability, the Consultant agrees to waive this limitation upon written notice from the Client and agreement of the Client to
Stockbridge Code Update Services Proposal
December 15, 2025
Page 5 of 6

pay 25% of the Consultant's total fee within five (5) calendar days after this agreement is fully executed. This additional fee is in
consideration of the greater risk involved in performing work for which there is no limitation of liability.

12. The services to be performed by CPL under this Agreement are intended solely for the benefit of the Client. Nothing contained herein
shall confer any rights upon or create any duties on the part of CPL toward any persons not a party to this Agreement including, but not
limited to, any contractor, subcontractor, supplier, or the agents, officers, employees, insurers, or sureties of any of them.

13. Client and CPL each binds himself and his partners, successors, executors, administrators, and assigns to the other party to this
Agreement and to the partners, successors, executors, administrators, and assigns of such other party, in respect to all covenants of this
Agreement. Neither Client nor CPL shall assign, sublet, or transfer his interest in this Agreement without the written consent of the other;
however, CPL may employ others to assist in the carrying out of duties under this Agreement.

14. In the event the Client, the Client's contractors or subcontractors, or anyone for whom the Client is legally liable makes or permits to
be made any changes to any reports, plans, specifications or other construction documents, including electronic files, prepared by CPL
without obtaining CPL's prior written consent, the Client shall assume full responsibility for the results of such changes. Therefore, the
Client agrees to waive any claim against CPL and to release CPL from any liability arising directly or indirectly from such changes. In
addition, the Client agrees, to the fullest extent permitted by law, to indemnify and hold harmless CPL from any damages, liabilities or
costs, including reasonable attorneys' fees and costs of defense, arising from such changes. The Client also agrees to include in any
contracts for construction appropriate language that prohibits the Contractor or any subcontractors of any tier from making any changes
or modifications to CPL's construction documents, including electronic files, without the prior written approval of CPL and that further
requires the Contractor to indemnify both CPL and the Client from any liability or cost arising from such changes made without such
proper authorization.
Stockbridge Code Update Services Proposal
December 15, 2025
Page 6 of 6

APPENDIX “B”
2026 CPL HOURLY RATES

BILLING ROLE BILLING RATE
Principal-in-charge $305
Project Manager $205
Principal Engineer/Architect/Planner $195
Senior Engineer/Architect/Planner $175
Project Engineer/Architect/Planner $155
Junior Engineer/Architect/Planner $135
Building Plans Examiner $175
Building Official $175
Building Inspector $155
Soil and Erosion Control Supervisor $155
Soil and Erosion Control Inspector $145
Arborist $130
Clerical/Administrative $115
Auto Mileage IRS Rate + 15%
Miscellaneous Cost + 15%
From: Jeremy T. Berry
To: Wanda Cooley; Ryan Anderson; Veronica Green
Cc: Frank Milazi; Wanda Thomas; Quinton Washington; Megan McCulloch
Subject: RE: RFP No. 2025-0010 - City of Stockbridge Consultant Services for the Update of the Unified Development
Code (UDC) project is pending your review before evaluators can begin scoring
Date: Monday, December 1, 2025 11:08:51 AM

Caution: This email originated from outside your organization.
Exercise caution when opening attachments or clicking links, especially from
unknown senders.
Good morning. If no one has responded to this RFP, the City can cancel the RFP if
the City wants. The City can then contract directly with an entity as an exception to
the purchasing requirements for professional services. Thanks.

Jeremy Berry | Partner
CHILIVIS GRUBMAN
1834 Independence Square | Atlanta, Georgia 30338
Main: 404.233.4171 | Direct: 404.262.6507 | Cell: 404.798.6961| E: jberry@cglawfirm.com

From: Wanda Cooley <WCooley@stockbridgega.org>
Sent: Monday, December 1, 2025 9:58 AM
To: Ryan Anderson <randerson@stockbridgega.org>; Veronica Green <vgreen@stockbridgega.org>
Cc: Jeremy T. Berry <JBerry@cglawfirm.com>; Frank Milazi <fmilazi@stockbridgega.org>; Wanda
Thomas <wthomas@stockbridgega.org>
Subject: FW: RFP No. 2025-0010 - City of Stockbridge Consultant Services for the Update of the
Unified Development Code (UDC) project is pending your review before evaluators can begin scoring
Importance: High

Good morning, Mr. Anderson and Ms. Green.

I trust your holiday was enjoyable with family and friends.

This email is forwarded to you as a reminder to date, there “still” are no responses to this
solicitation. I have prepared the attached statement to post in the Bonfire Portal as well
as the Georgia Procurement Registry by 3:00 PM today, that is, if you have no objections.

Attorney Berry is included in this thread if he has legal advice regarding it.

Please advise before 3:00 PM today. Thanks.

Wanda J. Cooley,
Contract Specialist
Department of Finance – Procurement Division
4640 North Henry Boulevard
Stockbridge, GA 30281
Office: (770) 389-7900, Ext
176
Web: stockbridgega.org

“Wisdom is the principal thing; therefore get wisdom: and with all thy getting, get understanding.”

Georgia has a very broad Public Records Law. All written communications prepared and
maintained or received in the course of official business by the City of Stockbridge are open
records available to the public and news media upon request unless otherwise exempted by
law (Ga. Statute 50-18-70).

From: Bonfire No-Reply <No-Reply@GoBonfire.com>
Sent: Sunday, November 30, 2025 7:52 AM
To: Wanda Cooley <WCooley@stockbridgega.org>
Subject: RFP No. 2025-0010 - City of Stockbridge Consultant Services for the Update of the Unified
Development Code (UDC) project is pending your review before evaluators can begin scoring

Caution: This email originated from outside your organization.
Exercise caution when opening attachments or clicking links, especially from
unknown senders.

RFP No. 2025-0010 - City of Stockbridge
Consultant Services for the Update of the
Unified Development Code (UDC) project is
pending your review before evaluators can
begin scoring

Reviewers will be notified once you release the
project for viewing/scoring
Manage the project »

Have a question or need help using Euna Procurement? Email
us at support.bonfire@eunasolutions.com.
NOTIFICATION OF SOLICITATION CANCELLATION

Date: Wednesday, December 10, 2025

From: City of Stockbridge Procurement Division

Subject: Rejection of All Proposals – Request for Proposals (RFP) No. 2025-0010

Thank you for considering the response to Request For Proposals (RFP) No. 2025-0010, City of
Stockbridge Consulting Services for the Update of the Unified Development Code (UDC).

Please note: Request for Proposals (RFP) NO. 2025-0010 City of Stockbridge Consulting
Services for the Update of the Unified Development Code (UDC), Posted September 29, 2025,
with a closing date of November 26, 2025, has been canceled by the City of Stockbridge, as it is
in the city's best interest.

In the future, if we plan to rebid the above-referenced project, all bids will be available on the
City’s website at https://cityofstockbridge-ga.bonfirehub.com/portal/?tab=openOpportunities.
and the Georgia Procurement Registry https://ssl.doas.state.ga.us/gpr/index.

Again, thank you for your interest in doing business with the City of Stockbridge.

Sincerely,

Wanda J. Cooley, Contract Specialist

ec: Community Development Department
Department of Finance, Procurement Division

Procurement Division 4640 North Henry Boulevard Stockbridge, Georgia 30281 | 770.389.7900
Unified Development
Code Update
Contract Approval
Request
Ryan Anderson, MPPA, CPM
Director, Community Development
Stockbridge City Council Meeting February 9, 2026
Background

• The Unified Development Code (UDC) requires modernization to
ensure alignment with the City’s evolving development patterns.
• The last major UDC update was completed in 2022. Since that time,
the City of Stockbridge has continued to experience significant
long‑term population growth.
• This sustained growth has placed increasing demands on land use
regulations, transportation networks, housing capacity, and public
infrastructure, necessitating a modernized regulatory framework that
reflects the City’s current and projected development conditions.
• The original RFP solicitation did not receive any proposals, and
Community Development was subsequently advised to proceed with
direct negotiation with a qualified contractor.
Procurement Process
Extended
Advertised Deadline to Cancellation
September 29, November 20, Date December
2025 2025 10, 2025

Sep. 29 2025 Nov. 20 2025 Dec.10 2025

Nov. 6 2025 Dec.1 2025 Dec. 15 2025
Legal guidance
Expected Close Complete
to direct
Date November contract
negotiate
6, 2025 negotiation with
CPL
Procurement Process
Proposed Contract

Selected Contractor Why CPL?
• Industry‑recognized expertise in UDC
Vendor: CPL modernization and municipal zoning
updates
Architects, Engineers • Multidisciplinary team providing
planning, engineering, and urban
design integration
& Landscape Architect, • Demonstrated history of high‑quality,
technically sound ordinance drafting
D.P.C. (P.C.) • Clear understanding of Stockbridge’s
regulatory needs and growth pressures
Contract Amount: Not • Ability to deliver on schedule and
within budget
to Exceed $98,255 • Methodology emphasizes data‑driven
analysis, best‑practice zoning, and
stakeholder engagement
• Project Initiation & Assessment
• Review existing UDC, zoning map, development procedures, and
related plans
• Identify conflicts, inconsistencies, and outdated provisions
• Conduct kickoff meetings with staff and key stakeholders
• Research & Best‑Practice Analysis
• Evaluate contemporary zoning practices and regulatory trends
• Benchmark peer and aspirational cities for alignment with modern
standards
• Examine legal, procedural, and policy considerations affecting
ordinance structure
• Public & Stakeholder Engagement

UDC Update • Facilitate public meetings, stakeholder interviews, and targeted
workshops
• Gather community, development industry, and departmental input
Scope of • Summarize key themes to inform ordinance revisions
• Drafting of Updated UDC
Services • Prepare a reorganized, modernized UDC with clear, enforceable
language
• Update zoning districts, use standards, design requirements, and
development procedures
• Produce graphics, tables, and illustrations to improve usability and
clarity
• Review & Revision Process
• Conduct iterative review cycles with staff, legal counsel, and leadership
• Incorporate feedback from the Planning Commission and City Council
• Ensure compliance with state law and alignment with adopted plans
• Adoption Support
• Prepare final adoption‑ready documents
• Present updates at public hearings and work sessions
• Provide implementation guidance, training, and transition support for
staff
Cost Breakdown

• Research: $13,750
• Public Engagement: $24,000
• Ordinance Development: $56,290
• Adoption Support: $4,215
• Total: $98,255
Request Council Approval of a
Contract to Update the Unified
Development Code

• The Community Development Department respectfully requests
that the Mayor and City Council approve and authorize the
execution of a contract to update the City of Stockbridge’s Unified
Development Code (UDC).
• This authorization will enable the City to proceed with a
comprehensive modernization of the UDC to ensure that the
development regulations remain aligned with current growth trends,
best‑practice zoning standards, and the City’s long‑term planning
objectives.
• Approval of this item will grant the Mayor, or designee, the authority to
execute all necessary documents for the UDC Update project in an
amount not to exceed the negotiated contract total of $98,255.
THANK YOU.

RYAN ANDERSON, MPPA, CPM
Director, Community Development
Randerson@stockbridgega.org
CONTRACT BY AND BETWEEN CPL ARCHITECTS, ENGINEERS AND
LANDSCAPE ARCHITECT, D.P.C. (P.C.)
AND
THE CITY OF STOCKBRIDGE, GEORGIA

This CONTRACT made and entered into this______ day of February, 2026 by
and between the City of Stockbridge, Georgia, (the “City”), and CPL Architects,
Engineers and Landscape Architect, D.P.C. (P.C.)., hereinafter called the “Service
Provider” or “Contractor”).
NOW THEREFORE, for and in consideration of the mutual promises and obligations
contained herein and under the conditions hereinafter set forth, the parties do hereby
agree as follows:
1. TERMS:
The services to be performed under this Contract shall commence on the date
hereof. The initial terms of this Contract shall be through December 31, 2026. This
Contract shall terminate absolutely and without further obligation on the part of the
City on December 31, 2064, and each December 31 of each succeeding and renewed
year, as required by O.C.G.A. §36-60-13, as amended, unless terminated earlier in
accordance with the provisions of this Contract.

This Contract may be renewed for one (1) additional twelve-month term, upon the
same terms and conditions, as provided for in this Contract, unless terminated by
the City, by notice to service provider or termination and non-renewal by December
31 of the Contract year.

The Contract shall also terminate when the City determines that Contractor has met
the needs of the City as stated in the December 15, 2025 Proposal from Contractor
to the City.

2. ATTACHMENTS:
The following documents are attached and are specifically incorporated herein by
reference; and, along with this Contract and the December 15, 2025 Proposal from
CPL/Contractor attached as Exhibit A encompass all of the Contract documents.

3. PERFORMANCE:
Service Provider agrees to furnish all skill and labor of every description necessary to
carry out perform, perform the services in accordance with the Contract
Documents/Proposal (the “Work”).
4. PRICE:
The City agrees to pay the Service Provider following receipt by the City of a detailed
invoice reflecting the actual work performed by the Service Provider, provided,
however, Service Provider guarantees that the maximum price for materials, labor
and expenses, shall be the amount reflected in Cost Proposal.

5. INDEMNIFICATION AND HOLD HARMLESS:

The Service Provider agrees to indemnify the City (including elected officials and
employees) and hold the City harmless from and against any and all claims,
liabilities, damages, losses, costs or expenses, including, without limitation,
reasonable attorney’s fees arising out of or related to: (a) a breach of the contract by
Service Provider or (b) the performance of this Contract, whether by Service
Provider, a subcontractor, or anyone directly or indirectly employed by them or
anyone for whose acts they may be liable, regardless of whether or not such claim,
liability, damage, loss, cost or expense is caused by the gross negligence or willful
misconduct of a party indemnified hereunder. Service Provider’s indemnification
obligation shall not be limited by a limitation on amount or type of damages,
compensation or benefits payable by or for Service Provider or subcontractor under
any insurance required by the contract, including workers’ compensation acts,
disability benefit acts, other employee benefit acts, or any other insurance. Service
Provider shall not settle or compromise any indemnifiable claims hereunder without
the prior written consent of the City. The City cannot and does not agree to
indemnify, hold harmless, exonerate or assume the defense of Service Provider or
any other person or entity whatsoever, for any purpose whatsoever.

6. TERMINATION FOR CAUSE:
The City may terminate this Contract for cause upon ten (10) days prior written
notice to the Service Provider of the Service Provider’s default in the performance of
any term of this Contract. Such termination shall be without prejudice to any City’s
rights or remedies provide by law.

7. TERMINATION FOR CONVENIENCE:
The City may terminate this Contract for its convenience at any time upon (30) days
written notice to the Service Provider. In the event of the City’s termination of this
Contract for convenience, the Service Provider will be paid for those services actually
performed. Partially completed performance of the Contract will be compensated
based upon a signed statement of completion to be submitted by the Service Provider
who shall itemize each element of performance.
8. TERMINATION FOR FUND APPROPRIATION:
The City may unilaterally terminate this Contract due to lack of funding at any time
by written notice to the Service Provider. In the event of the City’s termination of this
Contract for fund appropriation, the Service Provider will be paid for those services
actually performed. Partially completed performance of the Contract will be
compensated based upon a signed statement of completion to be submitted by the
Service Provider which shall itemize each element of performance.

9. CONTRACTOR NOT TO DISCRIMINATE:
During the performance of this Contract, the Service Provider will not discriminate
against any employee or applicant for employment because of race, creed, color, sex,
national origin, age, or disability which does not preclude the applicant or employee
from performing the essential functions of the position. The Service Provider will
also, in all solicitations or advertisements for employees placed by qualified
applicants, consider the same without regard to race, creed, color, sex, national
origin, age, or disability which does not preclude the applicant from performing the
essential functions of the job. The Service Provider will cause the foregoing
provisions to be inserted in all subcontracts for any work covered by this Contract so
that such provision will be binding upon each subservice provider for standard
commercial supplies of raw materials.

10. ASSIGNMENT:
The Service Provider shall not sublet, assign, transfer, pledge, convey, sell or
otherwise dispose of the whole or any part of this Contract or his right, title, or
interest therein to any person, firm, or corporation without the previous consent of
the City in writing.

11. WAIVER:
A waiver by either party of any breach of any provision, term, covenant, or condition
of this Contract shall not be deemed a waiver of any subsequent breach of the same
or any other provision, term, covenant, or condition.

12. SEVERABILITY:
The parties agree that each of the provisions included in this Contract is separate,
distinct and severable from the other and remaining provisions of this Contract, and
that the invalidity of any Contract provision shall not affect the validity of any other
provision or provisions of this Contract.
13. GOVERNING LAW:
The parties agree that this Contract shall be governed and construed in accordance
with the laws of the State of Georgia. This Contract has been signed in Henry County,
Georgia.

14. MERGER CLAUSE and CONFLICT:
The parties agree that the terms of this Contract included the entire Contract
between the parties, and as such, shall exclusively bind the parties. No other
representations, either oral or written, may be used to contradict the terms of this
Contract.

In the event of a conflict in language between this Contract and the foregoing
Proposal documents incorporated herein, the provisions and requirements set forth
in this main contract document shall control.

SIGNATURES ON FOLLOWING PAGE
IN WITNESS WHEREOF, the parties hereto, acting through their duly authorized
agents, have caused this CONTRACT to be signed, sealed and delivered.

CPL ARCHITECTS, ENGINEERS
AND LANDSCAPE ARCHITECT,
D.P.C. (P.C.)

By:_______________________

CITY OF STOCKBRIDGE, GEORGIA

By:_______________________

ATTEST:

City Clerk

APPROVED AS TO FORM:

City Attorney
STATE OF GEORGIA
Henry County
CITY OF STOCKBRIDGE

RESOLUTION NO.____________

A RESOLUTION OF THE MAYOR AND COUNCIL OF THE CITY OF STOCKBRIDGE,
GEORGIA, TO APPROVE AND AUTHORIZED THE MAYOR (OR DESIGNEE) TO EXECUTE
A CONTRACT WITH CPL ARCHITECTS, ENGINEERS AND LANDSCAPE ARCHITECT,
D.P.C. (P.C.) FOR PROFESSIONAL PLANNING SERVICES TO UPDATE THE CITY’S
UNIFIED DEVELOPMENT CODE; TO PROVIDE FOR RELATED MATTERS; AND FOR
OTHER PURPOSES.

WHEREAS, the City of Stockbridge ("City") is a municipal corporation duly organized and
existing under the laws of the State of Georgia and is charged with being fiscally responsible
concerning the use and expenditure of all public funds; and

WHEREAS, the City requires professional planning and code-drafting services to update its
Unified Development Code (UDC) in order to maintain consistency with state law, best
practices, and the City’s long-term development objectives;

WHEREAS, the City advertised the contract opportunity twice through its established
Request for Proposals (RFP) process, but both solicitations resulted in no proposals;

WHEREAS, following the lack of responses, the City’s procurement attorney recommended
proceeding by direct negotiation with a qualified firm, noting that the low estimated cost
likely contributed to limited vendor interest;

WHEREAS, CPL Architects, Engineers and Landscape Architect, D.P.C. (P.C.) (CPL)
previously completed the update to the Zoning Procedures Law portion of the UDC in 2024
and is therefore well-qualified and familiar with the City’s regulatory framework;

WHEREAS, a proposed contract between the City of Stockbridge, Georgia and CPL for UDC
update services has been prepared and presented to the Mayor and Council for
consideration (the Contract);

NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE CITY OF
STOCKBRIDGE, GEORGIA, AS FOLLOWS:

SECTION 1. APPROVAL OF CONTRACT.

The Mayor and Council hereby approve the Contract with CPL in substantially the form
attached hereto as Exhibit A and incorporated herein by reference, for professional services
to update the City’s Unified Development Code, for a not-to-exceed amount of $98,255,
subject to budgeted appropriation and in accordance with the terms of the Contract.
SECTION 2. AUTHORIZATION TO EXECUTE.

The Mayor (or the City Manager as designee) is authorized to execute the Contract and any
related documents necessary to effectuate this Resolution, including minor, non-substantive
changes approved by the City Attorney, and the City Clerk is authorized to attest the same.

SECTION 3. PROCUREMENT FINDING.

The Mayor and Council hereby find that, after two unsuccessful RFP advertisements and
upon the recommendation of the City’s procurement attorney, direct negotiation with CPL
is in the best interest of the City and consistent with applicable procurement practices.

SECTION 2. SEVERABILITY.

If any part of this resolution is adjudged invalid, such judgment shall not affect the
remainder of this resolution.

SECTION 3. REPEAL OF CONFLICTING PROVISIONS.

All ordinances or parts of ordinances in conflict herewith are hereby repealed.

SECTION 4. CITY ATTORNEY'S AUTHORITY.

Pursuant to the City's charter and with explicit consent of the City Counsel, the City
Attorney is duly authorized to make requisite amendments to all contracts, ordinances,
resolutions, and documents, as may be necessary, in order to secure conformity with the
express intent of the City Council and to ensure adherence to all pertinent laws and
ordinances of the City.

SECTION 4. EFFECTIVE DATE

This Resolution shall be effective immediately upon adoption.

RESOLVED this ___ day of __________, 20__.

CITY OF STOCKBRIDGE, GEORGIA

Jayden Williams, Mayor

ATTEST:
____________________________________ (SEAL)
Cassandra Lester, Interim City Clerk

APPROVED AS TO FORM:
Quinton Washington, City Attorney
REQUEST FOR PROPOSAL NO. 2025-0010
City of Stockbridge Consultant Services for the Update of the
Unified Development Code

Date Open: Monday, September 29, 2025, at 12:00 Noon

Non-Mandatory Pre-Proposer’s Conference
Tuesday, October 7, 2025, at 10:00 AM EST
4640 N. Henry Blvd, 1st Floor, Levi Conference Room
Stockbridge, GA. 30281

PROPOSAL DUE DATE:
Thursday, November 6, 2025, at 3:00 PM EST
Proposals shall only be accepted online through the Bonfire Portal at:
https://cityofstockbridge-ga.bonfirehub.com/projectDrafts/202064/details

Any Proposal submitted in any other format (email, paper, fax, mail, etc.) will not be
accepted.

INSTRUCTIONS TO OFFERORS:

1. All communications regarding this solicitation must be with the Procurement Division,
Attn: Wanda Cooley, wcooley@stockbridgega.org.

2. Questions or requests for clarification must be sent via Bonfire under Msg. Opportunity –
https://cityofstockbridge-ga.bonfirehub.com/projectDrafts/202064/details. Questions are due no
later than Friday, October 17, 2025, at 3:00 p.m. EST. Questions received after this
date and time may not be answered.

3. Questions and clarifications will be answered in the form of an addendum. Any addenda,
schedule changes, and other important information regarding the solicitation related to this
solicitation will be posted on the Bonfire website, and it is the Offeror’s responsibility to
check the Bonfire portal for any addenda or other communications related to this
solicitation.

4. The City of Stockbridge reserves the right to reject all bids and to waive technicalities and
informalities, and to make an award in the best interest of the City of Stockbridge.

5. The City of Stockbridge is not responsible for any technical difficulties. It is highly
recommended that all potential contractors submit their quotes before the due date of this
solicitation.
REQUEST FOR PROPOSAL LETTER
RFP 2025-0010 - CONSULTANT SERVICES FOR THE UPDATE OF THE
UNIFIED DEVELOPMENT CODE

We propose to furnish and deliver all the deliverables and services named in the attached Request
for Proposal (RFP). The price or prices offered herein shall apply for the period stated in the
RFP.

We further agree to strictly abide by all the terms and conditions contained in the City of
Stockbridge Procurement Manual as modified by any attached special terms and conditions, all
of which are made a part hereof. Any exceptions are noted in writing and included with this bid.

It is understood and agreed that this statement of Proposal and proposal constitutes an offer,
which, when accepted in writing by the Purchasing Office, City of Stockbridge, and subject to
the terms and conditions of such acceptance, will constitute a valid and binding contract between
the undersigned and the City of Stockbridge.

It is understood and agreed that we have read the City’s specifications shown or referenced in
the RFP and that this statement is made in accordance with the provisions of such specifications.
By our written signature on this proposal, we guarantee and certify that all items included in this
statement meet or exceed all such City specifications. We further agree, if awarded a contract,
to deliver goods and services that meet or exceed the specifications. The City of Stockbridge
reserves the right to reject any or all offers, waive technicalities and informalities, and to make
an award in the best interest of the city.

It is understood and agreed that this statement of Proposal and proposal letter shall be valid and
held open for a period of ninety (90) days from the opening date.

PROPOSAL SIGNATURE AND CERTIFICATION
(Proposer to sign and return)

I certify that this offer is made without prior understanding, agreement, or connection with any
corporation, firm, or person submitting a proposal for the same materials, supplies, equipment,
or services, and is in all respects fair and without collusion or fraud. I understand collusive
bidding is a violation of State and Federal Law and can result in fines, prison sentences, and civil
damage awards. I agree to abide by all conditions of the proposal and certify that I am authorized
to sign this proposal for the proposer. I further certify that the provisions of the Official Code of
Georgia Annotated, Sections 45-10-20 et. seq. have not been violated and will not be violated in
any respect.

Authorized Signature______________________________Date_______________________

Print/Type Name___________________________________________________________

Print/Type Company Name Here______________________________________________

Email _________________________________________________________________

Contract No. RFP 2025-0010
Consultant Services for the Update of the Unified Development Code

This CONTRACT made and entered into this ____ day of ____________, 2025 by and between the City
of Stockbridge, (Party of the First Part, hereinafter called the “City”), and_________________________.
Party of the Second Part, hereinafter called the “Service Provider” or “Contractor”).

NOW THEREFORE, for and in consideration of the mutual promises and obligations contained herein
and under the conditions hereinafter set forth, the parties do hereby agree as follows:

1. TERMS:
The services to be performed under this Contract shall commence upon the date stated in the notice to
proceed letter. The contract period for this contract is for the duration of the project. Upon the
completion of the full scope of work, the contract shall terminate absolutely and without further
obligation as required by O.C.G.A. §36-60-13, as amended, unless terminated earlier in accordance
with the provisions of this Contract.

OPTIONAL RENEWALS:
This Contract may be renewed at the sole discretion of the City for four (4) additional twelve-month
terms, upon the same terms and conditions, as provided for in this Contract, unless terminated by the
City, by notice to the service provider, or termination and non-renewal by December 31 of the Contract
year.

2. ATTACHMENTS:
The following documents are attached and are specifically incorporated herein by reference; and,
along with this Contract and the General Conditions attached as Exhibit A, encompass all of the
Contract documents:
Exhibit A: General Conditions.
Exhibit B: Specifications and Scope of Work
Exhibit C: Request for Proposal
Exhibit D: Bond Documents
Exhibit E. Georgia Security and Immigration Compliance Affidavit.
Exhibit F: Drug Free Workplace.
Exhibit G: Purchasing Policy Addendum.
Exhibit H: Affidavit Verifying Status for Public Benefit Application.
Exhibit I: References
Exhibit J. Cost Proposal

3. PERFORMANCE:
Service Provider agrees to furnish all skill and labor of every description necessary to carry out or to
perform the services in accordance with the Contract Documents (the “Work”).

4. PRICE:
The City agrees to pay the Service Provider following receipt by the City of a detailed invoice reflecting
the actual work performed by the Service Provider, provided, however, the Service Provider guarantees
that the maximum price for materials, labor, and expenses shall be the amount reflected in Exhibit J.

5. INDEMNIFICATION AND HOLD HARMLESS:
[See Section 13 of Exhibit A. --- General Conditions]
Service Provider further agrees to protect, defend, indemnify, and hold harmless the CITY, its
council members, officers, agents, and employees from and against any and all claims or liability
for compensation under the Worker’s Compensation Act arising out of injuries sustained by any
employee or subcontractor of the Service Provider, as allowed under the law.

6. TERMINATION FOR CAUSE:
The City may terminate this Contract for cause upon ten (10) days' prior written notice to the Service
Provider of the Service Provider’s default in the performance of any term of this Contract. Such
termination shall be without prejudice to any City’s rights or remedies provided by law.

7. TERMINATION FOR CONVENIENCE:
The City may terminate this Contract for its convenience at any time upon (30) days' written notice to
the Service Provider. In the event of the City’s termination of this Contract for convenience, the Service
Provider will be paid for those services actually performed. Partially completed performance of the
Contract will be compensated based upon a signed statement of completion to be submitted by the
Service Provider, who shall itemize each element of performance.

8. TERMINATION FOR FUND APPROPRIATION:
The City may unilaterally terminate this Contract due to lack of funding at any time by written notice
to the Service Provider. In the event of the City’s termination of this Contract for fund appropriation,
the Service Provider will be paid for those services actually performed. Partially completed
performance of the Contract will be compensated based upon a signed statement of completion to be
submitted by the Service Provider, which shall itemize each element of performance.

9. CONTRACT NOT TO DISCRIMINATE:
During the performance of this Contract, the Service Provider will not discriminate against any
employee or applicant for employment because of race, creed, color, sex, national origin, age, or
disability, which does not preclude the applicant or employee from performing the essential functions
of the position. The Service Provider will also, in all solicitations or advertisements for employees
placed by qualified applicants, consider the same without regard to race, creed, color, sex, national
origin, age, or disability, which does not preclude the applicant from performing the essential functions
of the job. The Service Provider will cause the foregoing provisions to be inserted in all subcontracts
for any work covered by this Contract so that such provision will be binding upon each subservice
providers for standard commercial supplies of raw materials.

10. ASSIGNMENT:
The Service Provider shall not sublet, assign, transfer, pledge, convey, sell, or otherwise dispose of the
whole or any part of this Contract or his right, title, or interest therein to any person, firm, or corporation
without the previous consent of the City in writing.

11. WAIVER:
A waiver by either party of any breach of any provision, term, covenant, or condition of this Contract
shall not be deemed a waiver of any subsequent breach of the same or any other provision, term,
covenant, or condition.

12. SEVERABILITY:
The parties agree that each of the provisions included in this Contract is separate, distinct, and severable
from the other and remaining provisions of this Contract, and that the invalidity of any Contract
provision shall not affect the validity of any other provision or provisions of this Contract.

13. GOVERNING LAW:
The parties agree that this Contract shall be governed and construed in accordance with the laws of the
State of Georgia. This Contract has been signed in Henry County, Georgia.

14. MERGER CLAUSE:
The parties agree that the terms of this Contract include the entire Contract between the parties, and as
such, shall exclusively bind the parties. No other representations, either oral or written, may be used to
contradict the terms of this Contract.

IN WITNESS WHEREOF, the parties hereto, acting through their duly authorized agents, have caused
this CONTRACT to be signed, sealed, and delivered.

Signatures on the following page.

STOCKBRIDGE, GEORGIA

By: _____________________________________
Anthony S. Ford
Mayor, City of Stockbridge, Georgia

ATTEST: _________________________________
Vanessa Holiday
City Clerk

APPROVED AS TO FORM:

City Attorney

SERVICE PROVIDER:

Signature___________________________________ Date _________________

Print Name__________________________________

Print Title ___________________________________

ATTEST:

____________________________________________ Date _________________
Signature

Print Name__________________________________

Print Title __________________________________

EXHIBIT A
GENERAL CONDITIONS

1. SCOPE OF WORK
The Contract will be to provide services to the City in accordance with the Contract Documents.
All work shall be performed in accordance with the Scope of Services attached hereto as Exhibit B.

2. REGULATIONS
2.1 The Service Provider shall comply with all applicable federal, state, and local laws,
ordinances, rules, and regulations pertaining to the performance of the work specified
herein.

2.2 The Service Provider shall obtain all permits, licenses, and certificates, or any such
approvals of plans or specifications as may be required by Federal, State, and local laws,
ordinances, rules, and regulations, for the proper execution of the work specified herein.

2.3 During the performance of this Contract, the Service Provider shall keep current and, if
requested by the City, provide copies of any and all licenses, registrations, or permits
required by applicable governing agencies. The Service Provider shall keep a copy of any
and all licenses, registrations, and permits on the job site while performing the Contract
work.

2.4 The Service Provider will comply with the City of Stockbridge’s purchasing policies.

2.5 Service Provider will complete all work in accordance with all applicable legal
requirements, including but not limited to O.C.G.A. § 50-5-63, as applicable.

3. SERVICE PROVIDER’S PERSONNEL
3.1 The Service Provider will abide by all State and Federal regulations on wages and hours of
an employee dealing with the employment relationship between the Service Provider and
its subsidiaries or related parties and its employees, including but not limited to the Federal
National Labor Relations Act, the Federal Fair Labor Standards Act, the Federal Civil
Rights Act of 1964, as amended, and the Americans with Disabilities Act.

3.2 The Service Provider shall require all prospective employees to show proof of citizenship,
or proof from the United States Immigration and Naturalization Service of valid entry
permits and/or work permits for legal aliens, and prove that such legal aliens are eligible
to be employed in the United States. This includes any requirement for participation in the
DHS E-Verify or SAVE program.

3.3 Should the Service Provider engage employees who are illiterate in English, it will be the
Service Provider’s responsibility and obligation to train such employees to be able to

EXHIBIT A
GENERAL CONDITIONS

identify and understand all signs and notices in and /or around the areas that relate to them
or the services being performed by them pursuant to this Contract. In addition, the Service
Provider will have someone in attendance at all times who can communicate instructions
to said employees.

3.4 The Service Provider shall maintain a drug-free workplace within the meaning of the
Georgia Drug-Free Workplace Act. No employee shall be hired by a Service Provider for
work on the City’s premises prior to such employee having tested negative for drugs. In
addition, existing employees having tested negative for drugs. In addition, existing
employees of the Service Provider must be subject to drug testing by the Service Provider
upon reasonable suspicion of drug use. Results of all such drug tests are to be retained by
the Service Provider. Copies shall be provided to the City if requested.

3.5 The Service Provider shall transfer promptly from the City any employee or employees
that the City advises are not satisfactory and replace such personnel with employees
satisfactory to the City; but in no event shall the City be responsible for monitoring or
assessing the suitability of any employee or agent of the Service Provider.

3.6 The Service Provider’s employees shall be instructed that no gratuities shall be solicited or
accepted for any reason whatsoever from the tenants, customers, or other persons at the
City.

3.7 A valid driver's license (Commercial Driver License, if applicable) will be required of all
personnel operating motor vehicles or motorized equipment on roadways in or around the
City.

3.8 While working on city property, all Service Provider’s employees shall wear neat-
appearing business casual attire or uniforms with the company name and/ or logo and
footwear of a style that complies with all legal and safety requirements, including and
without limitation, the requirements of OSHA.

3.9 Designation of Supervisor-the Service Provider shall designate an experienced Supervisor
(“Supervisor”) acceptable to the City for all purposes related to the work. The initial
Supervisor shall be (TBD).
3.9.1 The Supervisor shall be fully responsible for the Service Provider meeting
all of its obligations under this Contract. The Supervisor shall provide the
City with an appropriate status report on the progress of the project.
3.9.2 The Supervisor shall be available, as reasonably required, to be on-site
during necessary times. Such times shall be discussed between the

EXHIBIT A
GENERAL CONDITIONS

Supervisor and the City, but the final required times will be the City’s
discretion.

3.9.3 If the designated Supervisor terminates employment with the Service
Provider or is requested by the City to be removed from the role of
Supervisor (as provided in Section 3.5), the position shall be assumed by an
individual with equivalent qualifications, experience, and knowledge. Such
replacement shall require the City’s prior approval.
3.10 The process by which the implementation partner requests the removal of a team
member from the project. If a Service Provider replaces a proposed team member,
the Service Provider shall replace that team member with a similar experience. The
City reserves the right to accept or reject any proposed or replacement team
member, with or without cause, at any time during the duration of the project.

4. TOOLS AND EQUIPMENT
It shall be the sole responsibility of the Service Provider to provide for all tools, parts, and
equipment necessary to perform work under this Contract.

5. PERFORMANCE REQUIREMENTS
5.1 The Service Provider shall perform all of its obligations and functions under the Contract
in accordance with the Contract specifications and industry standards. The Service
Provider shall adjust and coordinate its activities to the needs and requirements of the City
and perform its activities so as not to annoy, disturb, endanger, unreasonably interfere with,
or delay the operations or activities of the City.

5.2 The Service Provider’s personnel shall perform work in compliance with all Federal, State,
and City of Stockbridge regulations.
5.3 Dates for commencement and completion of work shall be coordinated with the City’s
Authorized Representative (CAR).

5.4 Any work required beyond that which is specified herein shall be reported in advance to
the City. At no time shall work beyond the scope be performed without prior written
authorization from the City.
5.5 The Service Provider shall utilize maximum safety procedures. Tools and equipment will
be in a good state of repair, safe to use, and used in the manner in which they were intended.
The Service Provider is required to inform all workers and concerned persons of the
Material Safety Data on all products being utilized on this project. No materials or
equipment will be left unattended at any time.

EXHIBIT A
GENERAL CONDITIONS

6. CONFIDENTIAL INFORMATION
6.1 In the course of performing the Contract work, the Service Provider may gain access to
security-sensitive and other sensitive information of the City.

6.2 The Service Provider agrees to hold all City data and information in confidence and to
make such information known only to its employees and subcontractors who have a
legitimate need to know such information and only after advising such persons of the
Service Provider’s non-disclosure obligations.

6.3 The Service Provider shall seek the City’s prior written consent before using for any
purpose other than the fulfillment of the Service Provider’s obligations hereunder, or before
releasing, disclosing, or otherwise making such information available to any other person.
6.4 The Service Provider shall employ such practices and take such actions to protect the City’s
information from unauthorized use or disclosure as the Service Provider employs and takes
to protect its own information, but in no event shall the Service Provider use less than
reasonable efforts to protect the City’s information.
6.5 The provisions of this Section shall survive the expiration or earlier termination of the
Contract.

7. USE OF PREMISES
During the progress of the work specified herein, to the extent any work is performed on
the City’s premises, the Service Provider shall keep the premises free from accumulation
of waste materials, and other debris resulting from, work and about the premises as well as
tools, equipment, machinery and surplus material, and leave the site clean and ready for
occupancy by the City.

8. SAFETY AND PROTECTION
The Service Provider shall be solely and completely responsible for initiating, maintaining,
and supervising all safety precautions for the safety of, and shall provide the necessary
protection to prevent damage, injury, or loss to all employees on the worksite and other
persons, including, but not limited to, the general public who may be affected thereby.

9. COMPENSATION – INVOICE AND PAYMENT FOR SERVICES
9.1 The City shall pay the Service Provider, subject to any authorized deductions, the
applicable prices set forth for each service authorized by the City, and actually delivered
or performed, as the case may be, by the Service Provider to the satisfaction and
acceptance, as appropriate, of the City. The timing of such payments shall be as set forth
below in the Section.

10
EXHIBIT A
GENERAL CONDITIONS

9.2 The Service Provider shall invoice with such supporting documentation and other backup
material as the City may reasonably require. The Service Provider shall provide the Proof
of Payment indicating all subcontractors have paid, with each invoice.
9.3 The Service Provider shall deliver to the City approval and acceptance, and before being
eligible for final payment of any amounts due, all documents and materials prepared by the
Service Provider for the City under this Contract.

9.4 The City shall pay the undisputed amount of the Service Provider’s invoice, as it may be
reduced to reflect unsubstantiated or unsatisfactory service. Items in dispute shall be paid
upon the resolution of the dispute. No verification or payment of any amounts invoiced
shall preclude the City from recovering any money paid in excess of that due under the
terms of this Contract.
9.5 The Service Provider shall be obligated to pay promptly all proper charges and costs
incurred by the Service Provider for labor and expenses incurred for the work performed
hereunder. The City shall have the right, but not the obligation, to pay directly to third
parties (including subcontractors) all past due amounts owed by the Service Provider to
third parties for labor and materials used for the work hereunder, based on invoices
submitted by such third party, and all such amounts paid by the City shall be applied
toward, and shall reduce, amount owed to Service Provider hereunder.
9.6 The Service Provider shall submit all invoices with the purchase order number to: City of
Stockbridge, GA, Accounts Payable, 4120 N. Henry Blvd, Stockbridge, GA. 30281.

9.7 The Service Provider will agree to comply with the City of Stockbridge’s Financial Policies
and Purchasing Policy, to the extent applicable.
9.8 The Service Provider agrees that the compensation provided herein shall be a full and final
settlement of all claims arising against Stockbridge for work done, materials furnished,
costs incurred, or otherwise arising out of this contract and shall release the City from any
and all further claims related to the payment for services and materials furnished in
connection with this Agreement.

9.9 The Service Provider and City agree that in any event a provision of this Contract about
the time of payment, the rate of payment, and any rates of interest differs from any
provision of the Prompt Pay Act, such provision of the Prompt Pay Act is hereby waived
and said Contract provision shall control. The City shall not be responsible for any interest
penalty or for any late payment.

10. COMPLIANCE WITH LAWS AND REGULATIONS
10.1 The Service Provider shall perform its obligations and functions hereunder in compliance
with the applicable laws of the United States, the State of Georgia, Henry County, the City
of Stockbridge, any applicable rules, regulations, or directives of any agency thereof, and

11
EXHIBIT A
GENERAL CONDITIONS

the applicable regulations of the City. OSHA rules and regulations shall be followed at all
times. The City shall have the right (but not the obligation) to contest or challenge by any
means whatsoever any law, regulation, rule or directive which in any way affects or
otherwise impacts upon the Service Provider’s performance of its obligations and functions
hereunder; the Service Provider shall cooperate to the fullest extent and take whatever
action (including becoming a party in any litigation) the City should reasonable request in
connection with any such challenge or contest by the City.

10.2 The Service Provider shall obtain and keep current all licenses, permits, and authorizations,
whether municipal, county, state, or deferral, required for the performance of its obligations
and functions hereunder and shall pay promptly when due all fees therefore.
10.3 The Service Provider shall abide by all applicable state and federal regulations about wages
and hours of employees, including but not limited to the Service Provider’s compliance
with requirements of O.C.G.A. 13-10-91 AND Rule 300-104-1-.02.

11. SERVICE PROVIDER’S LIABILITY
The Service Provider shall be responsible for the prompt payment of any fines imposed on
the city or the Service Provider by any other federal, state or local governmental agency as
a result of the Service Provider’s, or its subcontractor’s (or the officers’ directors’,
employees’ or agents’ of either), failure to comply with the requirements of any law or any
governmental agency rule, regulation, order or permit. The liability of the Service Provider
under this Section 11 is in addition to and in no way a limitation upon any other liabilities
and responsibilities which may be imposed by applicable law or by the indemnification
provision of Section 12 hereof, and such liability shall survive the expiration or earlier
termination of this Contract.

12. INDEMNIFICATION AND INSURANCE
12.1 This section is omitted.
12.2 In addition to indemnification provisions stated above, if the City’s use of any service,
software, firmware, programming, or other item provided by or on behalf of the Service
Provider is enjoined due to infringement of another person or entity’s intellectual property
rights, the Service Provider shall promptly, at its sole cost and expense, modify the
infringing item so that it no longer infringes, procure for the City the legal right to continue
using the infringing item, or procure for the City a non-infringing item, or procure for the
City a non-infringing replacement item having equal or greater functional capabilities as
the infringing item.

12.3 To the extent allowed under Georgia law, the Service Provider shall indemnify and hold
harmless the City, and the City's officers, directors, partners, agents, consultants, and
employees from and against any and all claims, costs, losses, and damages (including but

12
EXHIBIT A
GENERAL CONDITIONS

not limited to all fees and charges of engineers, architects, attorneys, and other
professionals, and all court, arbitration, or other dispute resolution costs) arising out of or
relating to the Project, provided that any such claim, cost, loss, or damage is attributable to
bodily injury, sickness, disease, or death, or to injury to or destruction of tangible property
( other than the Work itself), including the loss of use resulting therefrom, but only to the
extent caused by any negligent act or omission of Service Provider or Service Provider's
officers, directors, partners, employees, or Consultants. The Service Provider will notify
the City in writing of any claim made or suit instituted against the Service Provider because
of its activities in the performance of the Contract.

12.4 No recourse under or upon any obligation, covenant or agreement contained in this
Contract, or any other agreement or document pertaining to the work or services of the
Service Provider hereunder, as such may from time to time be altered or amended in
accordance with the provisions hereof, or any judgment obtained against the City, or by
the enforcement of any assessment or by any legal or equitable proceeding by virtue of any
statute or otherwise, under or independent of this Contract, shall be had against any
member (including without limitation members of the City’s Council, or members of the
citizens advisory committees of each), any officer, employee or agent, as such, past,
present, or future of the City, either directly or through the City or otherwise for any claim
arising out of or in connection with this Contract or the work or services conducted
pursuant to it, or for any sum that may be due and unpaid by the City. Any and all personal
liability of every nature, whether at common law or in equity, or by statue or by constitution
or otherwise, of any such member, officer, employee, or agent, as such, to respond by
reason of any act or omission on his or her part or otherwise for any claim arising out of or
in connection with this Contract or the work or services conducted pursuant to it, or for the
payment for or to the City, or any receiver therefore or otherwise, or any sum that may
remain due and unpaid by the City, is expressly waived and released as a condition of and
in consideration of the execution of this Contract and the promises made to the Service
Provider pursuant to this Contract.

12.5 In any and all claims against the City, or any of their officers, members, agents, servants
or employees, by any employee of the Service Provider, any subcontractor, anyone directly
or indirectly employed by any of them or anyone for whose acts any of them may be liable,
the indemnification obligation of the Service Provider under this Section 12 shall not be
limited in any way by any limitation on the amount or type of damages, compensation or
benefit payable by or for the Service Provider or any subcontractor under Workers’
Compensation Acts, disability benefit acts or other employee benefit acts.

12.6 No provisions of Section 12 herein shall be construed to negate, abridge, or otherwise
reduce any other right of indemnity that the City may have as to any party or person
described therein.

13
EXHIBIT A
GENERAL CONDITIONS

12.7 Insurance

12.7.1 General Liability and Automobile Liability. The Service Provider shall purchase
and maintain in force during the term of the Contract, at its own cost and expense,
to protect the Service Provider, the City, and the members (including, without
limitation, all members of the governing City’s Council and the citizens’ advisory
committees of each), officers agents, and employees of each, from and against any
and all liabilities arising out of or in connection with the Service Provider’s
performance of the Contract work:

(1) Commercial general liability insurance with coverage of not less
than ONE MILLION DOLLARS ($1,000,000.00) combined single limit
per occurrence, and with contractual liability coverage for the Service
Provider’s covenants to and indemnification of the City under the Contract,
and

(2) Automobile liability insurance with policy limits of not less than
ONE MILLION DOLLARS ($1,000,000.00) combined single limit per
accident or occurrence covering each motor vehicle operated on City
property.

12.7.1.1 Self-Insured Retention. Service Provider’s commercial general liability
insurance policies shall not be subject to a self-insured retention exceeding $10,000
if the value of the Contract is less than $1,000,000, and shall not be subject to a
self-insured retention exceeding $100,000 if the Contract is $1,000,000 or more,
unless approved by the City Manager. Service Provider’s automobile liability
insurance policies shall not be subject to a self-insured retention exceeding $10,000,
unless approved by the City Manager.

12.7.1.2 Additional Insured Endorsement. Service Provider agrees and shall cause
the City their member (including, without limitation, members of the City’s
Council and members of the citizens’ advisory committees of each), officers,
employees, and agents to be named as an additional insured under such policy or
policies of commercial general and automobile liability insurance.

12.7.1.2 Workers’ Compensation and Employer’s Liability. If the Service Provider
has any employee working on City property, the Service Provider shall procure and
maintain in force during the term of the Contract (i) workers’ compensation
insurance, and (ii) employer’s liability insurance. The policy limits of the Service
Provider’s employer’s liability insurance shall not be less than $100,000 for “each
employee.” If the Service Provider is self-insured, the Service Provider shall

14
EXHIBIT A
GENERAL CONDITIONS

provide proof of self-insurance and authorization to self-insure as required by
applicable state laws and regulations.

12.7.1.3 Professional Liability Insurance. The Service Provider shall purchase and
maintain in force during the term of the Contract, Professional Liability insurance
which will pay for damages arising out of errors or omissions in the rendering, or
failure to render professional services under the Contract in the amount of at least
ONE MILLION DOLLARS ($1,000,000.00) per claim. Such insurance must
contain nose and tail coverage to include work performed by the Service Provider
from the project’s inception date and until such time as the Statue of Limitations
has run for the work done on the project.

12.7.4 Health Insurance. Not applicable.

12.7.5 Garage Liability Insurance. Not applicable.

12.7.6 Garage Keeper’s Legal Liability Insurance. Not applicable.
12.7.7 Crime Coverage. Not applicable.

12.7.8 Pollution Liability Insurance. Not applicable.
12.7.9 Deductibles. The Service Provider’s policies of insurance required by this Section
12.7may require the Service Provider’s payment of a deductible, provided the Service
Provider’s insurer is required to pay claims from the first dollar at 110% of the claim value
without any requirement that the Service Provider pay the deductible prior to its insurer’s
payment of the claim.

12.7.10 Other Insurance Requirements. All insurance policies required by this Section 12.7
shall provide that they are primary insurance with respect to any other valid insurance the
City may possess, and that any other insurance the City does possess shall be considered
excess insurance only. All such insurance shall be carried with a company or companies
that meet the requirements of Section 13.2 of these General Conditions, and said policies
shall be in a form satisfactory to the City. A properly completed and executed Certificate
of Insurance on a form provided or approved by the City (such as a current ACORD
certificate of insurance) evidencing the insurance coverage required by this Section shall
be furnished to the City upon the Service Provider shall provide the City with at least thirty
(30) days’ prior written notice of any adverse material change in the Service Provider’s
required insurance coverage except that ten (10) days’ notice of cancellation for non-
payment is required. For purposes of this Section 12.7.10, “adverse material change” shall
mean any reduction in the limits of the insurer’s liability, any reduction, non-renewal, or
cancellation of any insurance coverage, or any increase in the Service Provider’s self-
insured retention. Prior to the expiration of any such policy, the Service Provider shall file

15
EXHIBIT A
GENERAL CONDITIONS

with the City a certificate of insurance showing that such insurance coverage has been
renewed. If the insurance coverage is canceled or reduced, the Service Provider shall,
within five (5) days after such cancellation or reduction in coverage, file with the City a
certificate showing that the required insurance has been reinstated or provided through
another insurance company or companies approved by the City. If the Service Provider
fails to obtain or have such insurance reinstated, the City may, if it so elects, and without
waiving any other remedy it may have against the Service Provider, immediately terminate
this Contract upon written notice to the Service Provider. The City Manager shall have the
right to alter the monetary limits or coverage herein specified from time to time during the
term of this Contract, and the Service Provider shall comply with all reasonable requests
of the City Manager with respect thereto.
13. LIABILITY INSURANCE

13.1 N/A

13.2 Liability Insurance Companies furnishing insurance coverage required by these General
Conditions shall (a) be approved to issue insurance policies in the State of Georgia, and
(b) must have no less than a “B+” Financial Rating and a Financial Size Category of
“Class VI” or higher according to the most current edition of A.M. Best’s Insurance
Reports. If the liability insurer is rated by A.M. Best’s Insurance Reports at an “A-
Financial Rating and a Financial Size Category of “Class VIII” or higher, the City
Manager may waive the requirement for the insurer to be approved by the State of
Georgia.

14. CONTRACT ADJUSTMENTS
14.1 Notwithstanding any provision herein to the contrary, the City reserves the right to modify
at any time the nature, method, scope, frequency, or timing of the Service Provider’s
obligations under this Contract (Contract Adjustments) in whatever manner it determines
to be reasonably necessary for the proper completion of the Service Provider’s work
hereunder. Both parties agree that, should any Contract Adjustments be made, the Service
Provider’s compensation will be adjusted accordingly, in such amount or amounts as will
be mutually agreed to by means of good faith negotiation by the City and Service Provider
and, to the extent possible, by reference to any unit costs already established in the
Proposal. Without exception, all deletions or additions to the scope of work will be set forth
in a written Amendment to this Contract.

14.2 Notwithstanding the foregoing, the City shall have the right to terminate this Contract
herein should the Service Provider and the City fail to reach agreement on the adjusted
compensation within thirty (30) days after the date of the Contract Adjustment.

16
EXHIBIT A
GENERAL CONDITIONS

14.3 Notwithstanding the foregoing, there shall be no upward adjustment of the compensation
on account of any Contract Adjustment made necessary or appropriate as a result of the
mismanagement, improper act, or other failure of the Service Provider, its employees,
agents, or its subcontractors to properly perform its obligations and functions under this
Contract.

15. SUBCONTRACTORS
15.1 The Service Provider shall perform all of its obligations and functions under this
Contract by means of its own employees, or by a duly qualified subcontractor which is
approved in advance by the City. Such subcontractor, which is an affiliate, parent, or
subsidiary company; or had principal owners, relatives, management, or employees
common to the Service Provider; or any other party that has the ability to significantly
influence the management or daily business operations of the subcontractor, must be
disclosed in writing to the City Manager. Goods and services provided by
subcontractors, which are reimbursed by the City, must be bona fide arms-length
transactions. In the event a subcontractor is employed, the Service Provider shall
continuously monitor the subcontractor’s performance, shall remain fully responsible
to ensure that the subcontractor performs as required, and itself perform or remedy any
obligations or functions which the subcontractor fails to perform properly.
Nothing contained herein shall be construed to prevent the Service Provider from using
the services of a common carrier for delivering goods to the City. The City approves
the sub-Service Providers listed in the Statement of Qualifications.

15.2 This Contract shall be referred to and incorporated within any contractual arrangement
between the Service Provider and a subcontractor, and, in such contractual
arrangement, the subcontractor shall give its express written consent to the provisions
of this Section 15. To the extent feasible, the provisions of this Contract shall apply to
any such subcontractor in the same manner as they apply to the Service Provider.
However, such application shall neither make any subcontractor a party to this
Contract, nor make such subcontractor a third-party beneficiary hereof.

15.3 In the event that the Service Provider employs a subcontractor, then the City may
require that copies of invoices for all work (including invoices submitted to the Service
Provider for work performed by a subcontractor) shall be submitted to the City by the
Service Provider and the City shall pay all compensation to the Service Provider. It
shall be the sole responsibility of the Service Provider to deal with a subcontractor with
respect to the collection and submission of invoices and the payment of compensation.
In no event shall the City have any obligation or liability hereunder to any
subcontractor, including, in particular, any obligations of payment.

16. DEFAULT AND TERMINATION
16.1 In the event that:

17
EXHIBIT A
GENERAL CONDITIONS

16.1.1 the Service Provider shall fail to keep, perform, or observe any of the promises,
covenants, or agreements set forth in this Contract (provided that notice of the first
failure shall have been given to the Service Provider, but whether or not the Service
Provider shall have remedied any such failure); or

16.1.2 the Service Provider shall fail to keep, perform, or observe any promise, covenant,
or agreement set forth in this Contract, and such failure shall continue for a period
of more than five (5) days after delivery to the Service Provider of a written notice
of such breach or default; or

16.1.3 the Service Provider’s occupational or business license shall terminate, or the
Service Provider shall fail to provide the City with any bond, letter of credit, or
evidence of insurance as required by the Contract Documents, for any reason; or

16.1.4 the Service Provider fails for any reason to provide the City with an acceptable
renewal or replacement bond or letter of credit within the time period specified by
a provision for this Contract; or
16.1.5 the Service Provider shall become insolvent, or shall take the benefit of any present
or future insolvency statute, or shall make a general assignment for the benefit of
creditor, or file a voluntary petition in bankruptcy or a petition or answer seeking
an arrangement for its reorganization, or the readjustment of its indebtedness under
the Federal Bankruptcy laws, or under any other law or statute of the United States
or any State thereof, or shall consent to the appointment of a receiver, trustee or
liquidator of all or substantially all of its property; or

16.1.6 the Service Provider shall have a petition under any part of the Federal Bankruptcy
laws, or an action under any present or future insolvency laws or statute filed
against it, which petition is not dismissed within thirty (30) days after the filing
thereof; or

16.1.7 there is any assignment by the Service Provider of this Contract or any of the Service
Provider’s rights and obligations hereunder for which the City has not consented in
writing; or
16.1.8 the Service Provider shall default on any other agreement entered into by and
between the Service Provider and the City, then, in its discretion, the City shall have
the right to terminate this Contract for default, which termination shall be effective
upon delivery of written notice of such termination to the Service Provider. In the
event that the City terminates this Contract for default, or the Service Provider
abandons or wrongfully terminates the Contract, the Service Provider shall be paid
for compensation earned to the date of termination or abandonment (but the City

18
EXHIBIT A
GENERAL CONDITIONS

shall have the right to reduce by off-set any amounts owed to the Service Provider
hereunder or under any other Contract or obligation by the amount of the City’s
damages and any amounts owed by the Service Provider to the City), but the
Service Provider shall not be compensated for any profits earned or claimed after
the receipt of the City’s notice of termination by default or after abandonment or
wrongful termination. The City’s election to terminate or not to terminate this
Contract in part or whole for the Service Provider’s default shall in no way be
construed to limit the City’s right to pursue and exercise any other right or remedy
available to it pursuant to the terms of the Contract or otherwise provided by law
or equity.

16.2 Notwithstanding anything else herein contained, the City may terminate this
Contract in whole or in part at any time for its convenience by giving the Service
Provider thirty (30) days written notice. In that event, the Service Provider shall
proceed to complete any part of the work, as directed by the City, and shall settle
all its claims and obligations under the Contract, as directed by the City. The
Service Provider shall be compensated by the City in accordance with the
provisions hereof, including, in particular, Section 2 of these General Conditions,
provided, however, that in no event shall the Service Provider be entitled to
compensation for work not performed or for anticipatory profits. Service Provider
shall justify its claims, as requested by the City, with accurate records and data.

16.3 Bankruptcy and Liquidation – In the event the Service Provider (1) makes an
assignment for the benefit of creditors, or petition or apply to any tribunal for the
appointment pf a custodian, receiver, or trustee for all or a substantial part of its
assts; (2) commences any proceeding under any bankruptcy, reorganization,
arrangement, readjustment of debt, dissolution, or liquidation law or statute of any
jurisdiction whether now or hereafter in effect; (3) has had any such petition or
application filed or any such proceeding commenced against it in which an order
for relief is entered or an adjudication or appointment is made, and which remains
undismissed for a period of sixty(60) days or more; (4) takes any corporate action
indicating its consent to, approval of, or acquiescence in any such petition,
application, proceeding, or order for relief or the appointment of a custodian,
receiver, or trustee for all or substantial part of its assets; or (5) permits any such
custodianship, receivership, or trusteeship to continue undischarged for a period of
sixty (60) days or more causing the Service Provider or any third party, including,
without limitation, a trustee in bankruptcy, to be empowered under state or federal
law to reject this Contract or any agreement supplementary hereto, the City shall
have the following rights:

19
EXHIBIT A
GENERAL CONDITIONS

(i) In the event of a rejection of this Contract or any agreement
supplementary hereto, the City shall be permitted to retain and use any back-up or
archival copies of the software licensed hereunder under this Agreement for the
purpose of enabling it to mitigate damages caused to the City because of the
rejection of this Contract. The City shall exert reasonable efforts to mitigate such
damage by use of such back-up or archival copies.

(ii) In the event of rejection of this Contract or any agreement
supplementary hereto, the City may elect to retain its rights under this Contract or
any agreement supplementary hereto as provided in Section 365(n) of the
Bankruptcy Code.
Upon written request of the City to, as applicable, the Service Provider, the
bankruptcy trustee, or receiver. The Service Provider or such bankruptcy trustee or
receiver shall not interfere with the rights of the City as licensee as provided in this
Contract or in any agreement supplementary hereto to obtain the Source Material(s)
from the bankruptcy trustee and shall, if requested, cause a copy of such Source
Material (s) to be available to the City.

(iii) In the event of rejection of this Contract or any agreement
supplementary hereto, the City may elect to retain its rights under this Contract or
any agreement supplementary hereto as provided in section 365(n) of the
Bankruptcy Code without prejudice to any of its rights of setoff with respect to this
Contract under the Bankruptcy Code or applicable non-bankruptcy law; or In the
event of a rejection of this Contract or any agreement supplementary hereto, the
City may retain its rights under this Contract or any agreement supplementary
hereto as provided in section 365(n) of the Bankruptcy Code without prejudice to
any of its right under section 503(b) of the Bankruptcy Code.

17. CITY’S AUTHORIZED REPRESENTATIVE
During the term of this Contract, the City Mor designee may from time to time designate
an individual to serve as the City’s Authorized Representative (CAR) and an Assistant
CAR designated to serve in that capacity in the absence of the CAR, who shall have such
authority to act on the City’s behalf as the City Manager may from time to time actually
delegate to such person, but in no event shall the CAR have authority to modify or
terminate this Contract, or make final decisions with respect to amendments, time
extensions, assignments, cost or payment adjustments or payment disputes.

18. ASSIGNMENT
Neither this Contract nor any of the Service Provider’s rights or obligations hereunder may
be assigned by the Service Provider without the City’s prior written consent, which consent
may be granted or withheld at the City’s sole discretion. Any transfer of this Contract by

20
EXHIBIT A
GENERAL CONDITIONS

merger, consolidation or liquidation (unless the stock of the Service Provider is traded on
a national stock exchange or in a generally recognized over the counter securities market)
any change in ownership of a power to vote a majority of the outstanding voting stock or
ownership interests of the Service Provider shall constitute an assignment of this Contract
for purposes of this Section. In the event the Service Provider assigns or subcontracts or
attempts to assign or subcontract any right or obligation arising under this Contract without
the City’s prior written consent, the City shall be entitled to terminate this Contract
pursuant to the provisions of Section 17 hereof.

19. NOTICES
19.1 Unless otherwise stated herein, all notices or other writings which the City is required or
permitted to give to the Service Provider may be hand delivered, mailed via U.A Certified
Mail, or sent next-day delivery by a nationally-recognized overnight delivery service to the
Service Provider’s address set forth in the Proposal. Any such notice shall be deemed to
have been delivered upon actual delivery, or one (1) day following submission to a
nationally-recognized overnight delivery service for next-day delivery to the Service
Provider, or three (3) days following submission to the Service Provider by U.S. Certified
Mail.

19.2 Unless otherwise stated herein, all notices or other writings which the Service Provider is
required or permitted to give to the City may be hand delivered to the City Manager, or
mailed via U.S. Certified Mail. Or sent next-day delivery by a nationally-recognized
overnight delivery service for next-day delivery to the City, or three (3) days following
submission to the City by U.S. Certified Mail. Any such notice shall be sent to:

City of Stockbridge, GA
ATTN: City Manager
4640 N. Henry Blvd.
Stockbridge, GA 30281

Service Provider: ________________________________

19.3 Either party may change its notice address by written notice to the other given as
provided in this section.

20. NONDISCRIMINATION
20.1 During the performance of this Contract, the Service Provider, for itself, its assignees and
successors in interest agrees as follows:

21
EXHIBIT A
GENERAL CONDITIONS

20.1.1 Compliance with Regulations. The Service Provider shall comply with the Law and
Regulations as they may be amended from time to time (hereafter referred to as the
“Regulations”), which are herein incorporated by reference and made a part of this
Contract.

20.1.2 Nondiscrimination. The Service Provider, concerning the work performed by it
during the Contract, shall not discriminate on the grounds of race, color, or national origin
in the selection and retention of any subcontractor, including procurement of materials and
leases of equipment. The Service Provider shall not participate either directly or indirectly
in the discrimination prohibited by the Regulations.

20.1.3 Solicitations for Subcontracts, Including Procurement of Materials and Equipment.
In all solicitations either by competitive proposing or negotiation made by the Service
Provider for work to be performed under a subcontract, including procurement of materials
or leases of equipment, each potential subcontractor or supplier shall be notified by the
Service Provider of the Service Provider’s obligations under this Contract and the
Regulation relative to nondiscrimination on the grounds of race, color or national origin.

20.1.4 Information and Reports. The Service Provider shall provide all information and
reports required by the Regulations or directives issued pursuant thereto and shall permit
access to its books, records, accounts, other sources or information, and its facilities may
be determined by the City to be pertinent to ascertain compliance with such Regulations,
orders and instructions, the Service Provider shall so certify to the City, as appropriate, and
shall set forth what efforts it has made to obtain the information.

20.1.5 Sanctions for Noncompliance. In the event of the Service Provider’s
noncompliance with the nondiscrimination provisions of this Contract, the City
shall impose such Contract Sanctions as it may determine to be appropriate,
including but not limited to:

20.1.5.1 Withholding of payments to the Service Provider under the Contract until the
Service Provider complies, and/or

20.1.5.2 Cancellation, termination, or suspension of the Contract, in whole or in part.

20.1.6 Incorporation of Provisions, The Service Provider shall include the provisions of
subsections 20.1.1 through 20.1.5 in every subcontract, including procurement of
materials and leases of equipment, unless exempt by the Regulations or directives
issued pursuant thereto. The Service Provider shall take such action with respect to

22
EXHIBIT A
GENERAL CONDITIONS

any subcontract or procurement as the City may direct as a means of enforcing such
provisions, including sanctions for noncompliance. Provided, however, that in the
event the Service Provider becomes involved in, or is threatened with, litigation
with a subcontractor or supplier as a result of such direction, the Service Provider
may request the City to enter into such litigation to protect the interest of the City
and, in addition, the Service Provider may request the interest of the City and, in
addition, the Service Provider may request the United States to enter into such
litigation to protect the interests of the United States.

20.2 The Service Provider assures the City that it will comply with the pertinent statutes,
Executive Orders, and such rules as are promulgated to assure that no person shall, on the
grounds of race, creed, color, national origin, sex, age, marital status, or handicap, be
excluded from participating in any activity conducted with or benefiting from Federal
assistance. This provision shall bind the Service Provider from the period beginning with
the initial solicitation through the completion of the Contract.

21. COPYING DOCUMENTS
The Service Provider hereby grants the City and its agents permission to copy and
distribute any and all materials and documents contained in, comprising, or which are
otherwise submitted to the City with or in connection with the Service Provider’s Proposal
or which are contained in the Contract Documents (the “Submittals”). The permission
granted by the Service Provider shall be on behalf of the Service Provider and any and all
other parties who claim any rights to any of the materials or documents comprising the
Submittals. Such permission specifically authorizes the City and its agents to make and
distribute such copies of the Submittals or portions thereof as may be deemed necessary or
appropriate by the City for its own internal purposes or for responding to requests for copies
from any member of the public, regardless of whether the request is specifically
characterized as a public records request pursuant to Georgia Code. This provision shall
survive the expiration or termination of the Contract.

22. GENERAL PROVISIONS
22.1 The Contract Documents consist of the Contract, the Proposal Forms, the Instructions to
Proposers, the Request for Qualifications, all Addendum(s) issued prior to execution of
this Contract, these General Conditions and Specifications. Together, these documents
comprise the Contract, and all the documents are fully a part of the Contract as if attached
to the Contract or repeated herein. Precedence of the Contract Documents shall be as
follows: (i) addendum(s) to the Contract Documents, (ii) the Contract, (iii) the General
Conditions, (iv) the Scope of Work in Exhibit B, (v) the Request for Proposal, and (vii)
the Cost Proposal.

23
EXHIBIT A
GENERAL CONDITIONS

22.2 This Contract represents the entire agreement between the parties in relation to the subject
matter hereof and supersedes all prior agreements and understandings between such
parties in relation to such subject matter, and there are no contemporaneous written or oral
agreements, terms, or representations made by any party other than those contained herein.
No verbal or written representations shall be relied upon outside the Contract terms and
amendments. Without exception, all deletions or additions to the scope of work will be set
forth in a written amendment to this Contract. No amendment, modification, or waiver of
this Contract, or any part thereof, shall be valid or effective unless in writing signed by
the party or parties sought to be bound or charged therewith; and no waiver of any breach
or condition of this Contract shall be deemed to be a waiver of any other subsequent breach
or condition, whether of a like or different nature.

22.3 The Service Provider shall, during the term of this Contract, repair any damage caused t
real or personal property of the City and/or its tenants, wherever situated, caused by the
intentional, reckless, or negligent acts or omissions of the Service Provider’s officers,
agents, or employees, and any subcontractors and their officers, agents, or employees, or,
at the option of the City, the Service Provider shall reimburse the City for the cost of
repairs thereto and replacement thereof accomplished by or on behalf of the City.

22.4 The Service Provider warrants to the City that no work performed or materials purchased
pursuant to the Contract, whether by, from, or through the Service Provide or a
subcontractor, shall cause any claim, lien or encumbrance to be made against any property
of the City, and the Service Provider shall indemnify and save the City harmless from and
against any and all losses, damages and const, including attorneys’ fees, with respect
thereto. If any such claim, lien, or encumbrance shall be filed, the Service Provider shall,
within thirty (30) days after notice of the filing thereof, cause the same to be discharged
of record by payment, deposit, bond, order of a court of competent jurisdiction, or
otherwise. This provision shall survive the expiration or termination of the Contract.

22.5 The language of this Contract shall be construed according to its fair meaning, and not
strictly for or against either the City or the Service Provider. This Contract shall be deemed
to be made, construed, and performed according to the laws of the State of Georgia. Any
suit or proceeding initiated for the purpose of interpreting or enforcing any provision of
this Contract or any matter in connection therewith shall be brought exclusively in a court
of competent jurisdiction in Henry County, Georgia, and the Service Provider waives any
venue objection, including, but not limited to, any objection that a suit has been brought
in an inconvenient forum. The Service Provider agrees to submit to the jurisdiction of the
Georgia courts and irrevocably agrees to acknowledge service of process when requested
by the City.

24
EXHIBIT A
GENERAL CONDITIONS

22.6 The section headings herein are for the convenience of the City and the Service Provider
and are not to be used to construe the intent of this Contract or any part hereof, or to
modify, amplify, or aid in the interpretation or construction of any of the provisions hereof.

22.7 The use of any gender herein shall include all genders, and the use of any number shall be
construed as the singular or the plural, all as the context may require.

22.8 The delay or failure of the City at any time to insist upon a performance of any of the terms,
conditions, and covenants herein shall not be deemed a waiver of that breach or any
subsequent breach or default in the terms, conditions, or covenants of this Contract. The
Service Provider shall not be relieved of any obligation hereunder on account of its failure
to perform by reason of any strike, lockout, or other labor disturbance.

22.9 If the City shall, without any fault, be made a party to any litigation commenced between
the Service Provider and a third party arising out of the Service Provider’s operations and
activities at the premises, then the Service Provider shall pay all costs and reasonable
attorney’s fees incurred by or imposed upon the City in connection with such litigation for
all trial and appellate proceedings. The City shall give prompt notice to the Service
Provider of any claim or suit instituted against it by such third party. The provisions of this
Section supplement and are not intended to be in lieu of the indemnification provisions of
Section 5 hereof. The provisions of this Section shall survive the acceptance of the services
and payment therefore, and the expiration or earlier termination of this Contract.

22.10 The City shall have the right to recover from the Service Provider all of the City’s costs
and expenses incurred in enforcing the provisions of this Contract including, but not
limited to, (1) the cost of administrative investigation and enforcement ( including, without
limitation, audit fees and costs, attorneys’ fees) and (2) the cost of any trial, appellate or
bankruptcy proceeding (including, without limitation, investigation costs, audit fees and
costs, attorney’s fees, court costs, paralegal fees and expert witness fees). This provision
shall survive the expiration or termination of the Contract.

22.11 The Service Provider shall not, during the term of the Contract, knowingly hire or employ
(on either a full-time or part-time basis) any employee of the City.

22.12 The Service Provider shall be required, during the term of the Contract, at no additional
cost to the City, to take such reasonable security precaution with respect to its operations
at City Hall as the City, in its discretion, may from time to time prescribe. The Service
Provider shall comply with all regulations, rules, and policies of any governmental
authority, including the City, relating to security issues.

25
EXHIBIT A
GENERAL CONDITIONS

22.13 The City may, but shall not be obligated to, cure, at any time, upon five (5) days written
notice to the Service Provider (provided, however, that in any emergency situation to the
City shall be required to give only such notice as is reasonable in light of all the
circumstances), any default by the Service Provider under this Contract; whenever the City
so cures a default by the Service Provider, all costs and expenses incurred by the City in
curing the default, including but not limited to, reasonable attorneys’ fees, shall be paid by
the Service Provider to the City on demand.

22.14 The City shall, in its discretion, be entitled to deduct from the compensation to which the
Service Provider is otherwise entitled hereunder an amount equal to any liabilities of the
Service Provider to the City which are then outstanding. In the event that additional work
beyond the scope of this Contract is requested by the City Manager and it results in any
extra charges to the City, the Service Provider shall so advise the City in writing of the
amount of the extra charges. The City is not required to pay any extra charges for additional
work unless such work and the charges therefore have been approved in advance and have
been confirmed in writing within twenty-four (24) hours by the City Manager, in his or
her exclusive discretion.

22.15 The Service Provider is an independent Service Provider, and nothing contained herein
shall be construed as making the Service Provider an employee, agent, partner, or legal
representative of the City for any purpose whatsoever. The Service Provider acknowledges
that it does not have any authority to incur any obligations or responsibilities on behalf of
the City and agrees not to hold itself out as having any such authority. Nothing contained
in this Contract shall be construed to create a joint employer relationship between the City
and the Service Provider with respect to any employee of the Service Provider or of its
subcontractors.

22.16 The Service Provider and its subcontractors, if any, shall maintain complete and accurate
books and records in accordance with generally accepted accounting principles,
consistently applied, and shall be in a form reasonably acceptable to the City Manager or
designee. The Service Provider and its subcontractors shall account for all expenses of any
nature related to transactions in connection with the Contract in a manner that segregates
in detail those transactions from other transactions of the Service Provider and
subcontractors, and which support the amounts reported and /or invoiced to the City. At a
minimum, the Service Provider’s and subcontractor’s accounting for such expenses and
transactions shall include such records in the form of electronic media compatible with or
convertible to a format compatible with computers utilized by the City at its offices; a
computer-run hard copy; or legible microfilm or microfiche, together with access to the
applicable reader. All such books and records and computerized accounting systems shall,
upon reasonable notice from the City, be made available in Henry County, Georgia, for

26
EXHIBIT A
GENERAL CONDITIONS

inspection, examination, audit, and copying by the City through and by its duly authorized
representatives at any time for up to four (4) years after the year to which books and records
pertain. Such inspection, examination, or audit may include, but is not limited to, a review
of the general input, processing, and output controls of information systems, using read-
only access, for all computerized applications used to record financial transactions and
information. The Service Provider and subcontractor shall freely lend its own assistance
in a timely manner in making such inspection, examination, audit, or copying and, if such
records are maintained in electronic and other machine-readable format, shall provide the
City and/or its representative such assistance as may be required to allow complete access
to such records. The City Manager may require the Service Provider and subcontractors to
provide other records that the City Manager, in his or her sole discretion, deems necessary
to enable the City to perform an accurate inspection, examination, or audit of expenses
incurred in and transactions related to performance of this Contract. Such records shall be
provided within thirty (30) days or request thereof. In the event that expenses incurred or
reimbursed are found by such inspection, examination, or audit to have been overpaid, the
Service Provider and its subcontractors agree that such amounts shall be payable to the
City. If, prior to the expiration of the above-state four (4) year record retention period, any
audit or investigation is commenced by the City, or any claim is made or litigation
commenced relating to this Contract by the City, the Service Provider, or third party, the
Service Provider shall continue to maintain all such records, and the City shall continue to
have the right to inspect such records in the manner stated above, until the inspection,
examination, audit, claim, or litigation is finally resolved (including the determination of
any and all appeals or the expiration of time for an appeal). This provision shall survive
the expiration or earlier termination of this Contract. In the event of any conflict between
any provision of this Contract and generally accepted accounting principles or generally
accepted auditing standards, the provisions of this Contract shall control even where this
Contract references such provisions or standards. In particular, without limitation, the
Service Provider and subcontractors shall maintain all records required under this Contract
to the full extent required hereunder, even if some or all such records would not be required
under such generally accepted accounting principles or auditing standards. If as a result of
an inspection, examination or audit, it is established that amounts are due from the Service
Provider to the City, the Service Provider shall forthwith, upon written demand from the
City, pay the City such amount, together with interest on the amount due at the rate of
twelve (12%) percent per annum, or if less, the maximum rate of interest allowed by law,
from the date such additional amounts were overpaid by the City. Further, if such
inspection, examination, or audit establishes that the Service Provider has over-billed such
amounts for any Contract period by two (2%) percent or more, then the entire expense of
such inspection, examination, or audit shall be paid by the Service Provider.

27
EXHIBIT A
GENERAL CONDITIONS

22.17 The Service Provider and subcontractors shall prepare and provide the City with all
detailed reports as required under the Contract on a timely basis. The City reserves the
right to modify the reporting procedures or the form and content of any report as it deems
necessary.

22.18 There are no third-party beneficiaries to this Contract, and nothing contained herein shall
be construed to create such.

22.19 Time is of the essence for the performance of each of the Service Provider’s obligations
under this Contract.

22.20 In computing any period of time established under this Contract, except as otherwise
specified herein, the word “days” when referring to a period of time is ten (10) days or less
means business days, and when referring to a period of time that is more than ten (10) days
means calendar days. The day of the event, from which the designated period of time
begins to run, shall not be included. A business day is any day other than Saturday, Sunday,
or Federal, State of Georgia, or City holidays.

22.21 The Service Provider agrees to perform all acts and execute all supplementary instruments
or documents which may be reasonably necessary to carry out or complete the
transaction(s) contemplated by this Contract.

22.22 The City reserves the right to further develop, improve, repair and alter the facilities and
all roadways, and parking areas, as it may reasonably see fit, free from any and all liability
to the Service Provider for loss of business or damages of any nature whatsoever to the
Service Provider occasioned during the making of such improvements, repairs, alterations
and additions, including, but not limited to, any damages resulting from negligence of the
City or its employees, agents or Service Providers.

22.23 The Service Provider and the City hereby mutually waive any claim against each other and
their respective members, officials, officers, agents and employees for damages ( including
damages for loss of anticipated profits) caused by any suit or proceedings brought by either
of them or by any third party directly or indirectly attacking the validity of this Contract
or any part thereof, or any addendum or amendment hereto, or the manner in which this
Contract was solicited, awarded or negotiated, or arising out of any judgment or award in
any suit or proceeding declaring this Contract, or any addendum or amendment hereto,
null, void or voidable or delaying the same, or any part thereof, from being carried out.

22.24 At the option of the Service Provider, the products and/or services provided under the
Contract resulting from this solicitation may be provided to other governmental agencies,

28
EXHIBIT A
GENERAL CONDITIONS

including the State of Georgia, its agencies, political subdivisions, counties, and cities
under the same terms and conditions, including price, as such products and/or services are
provided under this Contract. Each governmental agency allowed by the Service Provider
to purchase products and/or services in connection with this Contract shall do so
independent of the City or any other governmental entity. Each agency shall be responsible
for its own purchases and shall be liable only for goods and services ordered, received,
and accepted by it. The City shall have no liability to Service Provider or any governmental
agency resulting from the purchase by that agency of products and /or services from the
Service Provider in connection with this Contract.

23. GRATUITIES, REBATES, OR KICKBACKS.
23.1 GRATUITIES. It shall be unethical for any person to offer, give or agree to give any
employee or official of the City or for any employee or official of the City to solicit,
demand, accept from another person, a gratuity, rebate, loan, offer of employment or other
services or property of value in connection with any decision, approval, disapproval,
recommendation or preparation of any part of a program requirement or a purchase request
including the content of any specification or procurement standard, rendering of advice,
investigation, auditing or in any other advisory capacity in any particular matter, pertaining
to any program requirement or a Contract or subcontract, or to any solicitation or proposal
therefore in any manner inconsistent with the State of Georgia’s Department of
Administrative Services Gratuity Policy. Rebates normally or routinely offered to
customers in the ordinary course of business for the purchase of goods and services are
acceptable and are the property of the City.

23.2 KICKBACK AND REBATES. It shall be unethical for any payment, gratuity, or offer of
employment to be made by or on behalf of a subcontractor to this Contract to the prime
contract or higher-tier subcontractor, or any person associated therewith, as an inducement
for a subcontractor or order.

End of Exhibit A.

29
EXHIBIT B
SCOPE OF WORK AND SPECIFICATIONS

1.1 BACKGROUND:

The population of Stockbridge has changed significantly over the past few decades. By
2020, the population had increased to 28,973. A recent annexation, effective January 1,
2023, brought the population to approximately 34,613 based on staff calculations and GIS
resources. Stockbridge is ideally located in close proximity to I-75 and I-675, as well as
Hartsfield-Jackson Atlanta International Airport. Stockbridge’s affordability and proximity
to Atlanta make it an attractive area to locate within the Metro Atlanta area.
As the region continues to grow, the City of Stockbridge has the opportunity to attract and
retain young adults and families. The City needs to manage development that occurs with
future population growth so as not to diminish the small-town community feel that existing
residents enjoy. The City’s recent focus has been on improving existing corridors to
accommodate infill and redevelopment, particularly for commercial and multi-
family/mixed-use developments.
To accommodate this growth and redevelopment, the City’s current Unified Development
Code is in need of reorganization and update with the following goals to help implement the
vision, goals, and strategies of the City of Stockbridge.

A. Goals and Objectives
1. Unified Development Code

Reorganize the current document with a table of contents, add recently approved text amendments,
and resolve all conflicts with other City plans and the City Code of Ordinances. Update design
criteria for commercial, industrial, and residential zoning districts.
a. Build on the goals and action items from the 2028 Unified Plan, including
implementation of small area plans
b. Insert and organize recently approved zoning code text amendments and add to the
updated permitted uses
c. Contrast and bring document into alignment and make consistent with, 2025-2030
Comprehensive Plan, City Code of Ordinances, Parks Masterplan, trails plan, and
any other approved city plans or studies
d. Refinement, deletion, or update of existing zoning districts, Special Purpose land
use designation, Suburban Residential and Rural Residential Zoning Districts,
create and add new, smaller lot-sized single-family detached residential districts,
Planned Unit Development, and Mixed-Use zoning districts through conversion of
existing zoning districts, create several new single-family housing districts,
including a tiny home zoning district.
e. Update or refine current overlay districts and develop new special purpose zoning
districts, as necessary, and consideration of planned development zoning district(s)
and residential office zoning district(s) by creating new mixed-use zoning districts.

30
EXHIBIT B
SCOPE OF WORK AND SPECIFICATIONS

f. Create a special-purpose zoning district to match the special-purpose land use
category in the Comprehensive Plan
g. Organize, streamline, index, add a table of contents, and modernize the overall look
of the document
h. Inclusion of helpful illustrations, tips, and reminders throughout the document
i. Revision of the Use Table, including but not limited to the addition of common
contemporary uses; deletion of antiquated uses; color-coding; and rearranging of
categories.
j. Simplifying and alphabetizing supplemental regulations
k. Revise/update zoning district development permitted uses tables
l. Streamline community and building design standards
m. Add a ten percent rental cap on all new residential developments with special
waiver process to exceed the standard
n. Update parking standards, including reductions where appropriate
o. Creation of administrative waivers and lot merger provisions
p. Introduction of economic development and affordable housing (including senior
housing) through density bonuses and zoning incentives.
q. Review all adopted city plans, such as LCIs, Housing Studies, Strategic Plan, 2028
Comprehensive Plan, and City Code of Ordinance to ensure that there are no
conflicts and that all documents agree and are consistent with the Unified
Development Code.

2. Sign Ordinance

Build on the goals and action items from the 2022 Unified Development Code.
a. Establish signage as a design element that can contribute to a sense of
place/gateways
b. Encourage more pedestrian-oriented signage
c. Reduce the prominence of signage while balancing commercial and aesthetic
interests with emphasis on monument signs
d. Make regulations more user-friendly and easier to interpret
e. Create specific illustrations and detailed drawings, where appropriate
f. Create a temporary sign program to assist small businesses and special events
g. Address monuments, public art, and murals
h. Encourage use of modern lettering and wording on signage
i. Create a uniform signage look and feel for the overall city
j. When applicable, streamline regulations

31
EXHIBIT B
SCOPE OF WORK AND SPECIFICATIONS

B. Project Tasks
1. Task 1 Project Management Plan
The Consultant shall create a Project Management Plan to ensure that the project begins
with a clear understanding of the project’s processes, schedule, budget, and desired
outcomes. The PMP shall drive the work schedule for the duration of the project and
include a Communication Plan for City staff, the Consultant, the Project Management
Team, and Stakeholders. Internal engagement should be bi-monthly meetings with staff.
The purpose of the PMP is to ensure that the project begins with a clear understanding of
the project’s processes, schedule, and desired outcomes. The PMP outlines the working
relationship among City staff, the Consultant, the Project Management Team, and a
Stakeholder Committee.

The PMP shall include a process for collecting information and building relationships
between the consulting team and the City. Involvement from various City of Stockbridge
departments, appointed officials, and/or elected officials is imperative to a successful
planning process. It will be expected to have continual and ongoing communications with
City Staff. Interactions with staff will include regularly scheduled phone calls and email
communications between the Consultant and the City staff project manager.

Current Planning staff and the Consultant shall create a Project Management Team. This
team shall meet at least monthly to discuss the project’s progress. The key responsibilities
of the Project Management Team are to manage the project, set objectives and milestones,
review and comment on materials to be presented at public meetings, and distribute
information to community participants.

A Project Management Plan (PMP) shall be developed, indicating dates for tasks,
milestones, project timeline, receipt of deliverables, and key decision-making points. The
PMP will drive the work schedule for the duration of the project; therefore, it is critical that
the plan provides an overview of the process, project goals, key dates, opportunities for
public input, review of preliminary findings, and concepts of deliverables.

It is also expected that City Staff will periodically provide updates to various boards
and commissions at their regular meetings to keep them apprised of the process and, from
time to time, seek feedback on a particular topic or question. Staff will also facilitate
connections between the Consultant and community stakeholders. Staff shall provide the
necessary zoning information, background information, interpretations, and other
documents related to the project. Information to be supplied includes, but is not limited to:

a. 2023-2028 City of Stockbridge Unified Development Code
b. Henry City Municipalities’ comprehensive plans

32
EXHIBIT B
SCOPE OF WORK AND SPECIFICATIONS

c. Strategic Economic Development Plans, broadband accessibility plans, and
housing plans (to the extent they exist and are relevant)
d. Solid Waste Management Plans
e. The Atlanta Region’s Plan Policy Framework: Modal studies conducted by
agencies within the study area
f. Livable Centers Initiative (LCI) plans, corridor studies, and other active small area
plans
g. City Board of Education facilities planning documents
h. Police Department planning initiatives
i. Parks & Recreation Master Plan
j. Zoning Ordinance, Sign Ordinance, subdivision regulations, and any other land
k. Use controls used to implement the Comprehensive Plan.
l. City of Stockbridge Code of Ordinances

2. Task 2 Public Involvement

The Consultant shall develop a public engagement process that shall be used to achieve a
community-supported project outcomes with special considerations being given to include
low- to moderate-income, minority populations, millennials, students, landowners,
business owners, elderly, and disabled residents. The Consultant will identify stakeholders
and facilitate their involvement in the planning process. The Consultant shall produce a
Public Participation Plan, to outline the public input strategy for this project. The Public
Participation Plan shall also include a Stakeholder Committee. This committee shall
include at least seven (7) committee members, as listed below. The Committee shall serve
in a technical advisory capacity to assess zoning proposals and concepts.

• One (1) member of the Citywide Development Authority
• One (1) member of the Citywide Development Authority [duplicate]
• One (1) member from each Council District [i.e., six (6) members]
• One (1) Planning Commission member
• Three (3) members are to be chosen by the Community Development Director.

A schedule of meetings and locations shall be made available within a reasonable time
from the onset of the project, including, but not limited to
a. “Kick-off” period- (in-person): to announce the beginning of the project process, goals,
project timeline, key dates, preliminary findings from text review of the existing
Ordinance, and opportunities for public input at a City Council Meeting, along with
internal staff day(s).
b. Two (2) Community Zoning Information Meetings - Periodic drafts shall be presented
to the public for review and comment prior to finalizing the updates.

33
EXHIBIT B
SCOPE OF WORK AND SPECIFICATIONS

c. Two (2) Planning Commission meetings- Periodic drafts and concepts shall be
presented to the Planning Commission and the public for review and comment prior to
finalizing the updates.
d. Two (2) City Council Meetings- Periodic progress updates, presentation of draft
documents to the legislative body, and delivery of final draft documents for adoption.
e. Three (3) public meetings, including one virtual meeting and three (3) stakeholder
meetings.
f. Design Charrette (in-person): to identify and validate desired architectural and site
design elements for the area.

g. Data Gathering- Data gathering/outreach/engagement meetings (virtual and/or in-
person): to collect, synthesize, and display data, information, and opinions from the
public on pertinent topics. These meetings can also be used to review preliminary
findings and general directions.
h. Mayor/Council—Planning, Economic Development, Public Works (in-person)-
Periodic progress updates and discussions of concepts needing policy direction shall be
presented to the Planning Commission and the public for review and comment prior to
finalizing the updates.
i. Workshops (virtual and/or in-person)- Technical sessions to deep dive into specific
concepts, terms, or details. These sessions should seek to educate members of the
public, as well as inform and obtain input. Technical sessions will provide an in-depth
knowledge of the specific learning components related to the educational goals and
objectives of the planned project.
j. Community Tour, if needed (in-person): City staff will lead a community tour with the
Consultant to highlight key features, communities, sites, landmarks, boundaries,
geography, and other places of interest. A tour provides the consulting team with
valuable context for the issues that are discussed over the course of the kick-off period.
The Consultant will also use the tour to begin compilation of a photo inventory for
future use.

These tasks will be documented through meeting notices, meeting summaries, and other
written communications, and when possible, video recordings. Responses and
acknowledgement of public comments must be documented. The public involvement
process should include a variety of methods, times, and techniques to reach the broadest
range of stakeholders possible.
3. Task 3 Project Deliverables

This task requires the Consultant to generate a variety of documents at various milestones
of the project process. The summary planning document for the corridor study shall contain
at a minimum the following:

34
EXHIBIT B
SCOPE OF WORK AND SPECIFICATIONS

a. Project Management Plan - an overview of the process, project goals, key dates,
opportunities for public input, review of preliminary findings, and concepts of
deliverables.
b. Public Engagement Plan- public participation process used to achieve a
community-supported project outcome.
c. Ordinance Assessment - An evaluation of the current Unified Development
Ordinance documents shall be conducted by the Consultant to establish its
strengths, weaknesses, and opportunities to improve the zoning and sign
regulations.

d. Existing Conditions Report- Evaluation of Existing Regulations-The Consultant
shall perform an evaluation of the existing zoning regulations that will serve as the
baseline upon which proposed changes will be made.
e. Revised Zoning document - A revised (digital) Zoning document shall be
prepared with updated regulations, illustrations, and other content in multiple
formats, including Word, InDesign, Illustrator, PDF, etc., including a format that
can easily be submitted for integration into the Municode system.
f. Revised Sign Ordinance document- A revised (digital) Sign Ordinance document
to update and streamline design elements for sign ordinances. The document shall
be prepared with updated regulations, illustrations, and other content in multiple
formats, including Word, InDesign, Illustrator, PDF, etc., including a format that
can easily be submitted for integration into the Municode system. The Framework
should include:
i. Encourage more pedestrian-oriented signage
ii. Reduce the prominence of signage while balancing commercial and
aesthetic interests
iii. Create specific illustrations and detailed drawings, where appropriate
iv. Create a temporary sign program to assist small businesses and special
events
v. Address monuments, public art, and murals
g. Executive Summary – A clear, concise, and compelling Executive Summary
document that outlines the consultant’s understanding of the City’s goals for
updating the Unified Development Code, and highlights the proposed approach,
qualifications, and anticipated outcomes.
i. Summarize the proposer’s understanding of the City’s need to modernize
and align the UDC with the Comprehensive Plan, current planning
practices, and community priorities.
ii. Highlight the proposer’s methodology for conducting the code audit,
stakeholder engagement, drafting, and implementation support.

35
EXHIBIT B
SCOPE OF WORK AND SPECIFICATIONS

iii. Emphasize key differentiators, such as experience with similar municipal
code updates, innovative approaches, and community engagement
strategies.
iv. Provide a high-level timeline and expected deliverables.

h. Final Report Document- The Consultant shall generate a variety of documents at
various milestones of the project process to be compiled into a final report. The
Consultant shall also develop a strategy to display Zoning and Sign Ordinances to
the public, ensuring user-friendly access and synced with the City’s geographic
information.
i. information system (GIS) programs or applications in order to provide a robust and
future-forward user experience.
j. The City requests ten (10) bound hard copies, three (3) USB drives, and one (1) editable
digital copy of the final report. The digital version must be provided in a format that allows
for future modification and reuse. The report shall aggregate the following components:
i. The Executive Summary
ii. Project Management Plan
iii. Public Engagement Plan
iv. Existing Conditions Report
v. Ordinance Assessment
vi. Revised Zoning Document
vii. Revised Sign Ordinance Document
k. The city of Stockbridge shall retain ownership of all data and files generated and created
as a part of the Unified Development Code Update.

C. Project Proposed Schedule

1. RFP Issued - (September 2025)
2. Evaluation of Proposals – (November 2025)
3. Process of Recommendation – (November 2025)
4. Contract Execution - (December 2025)
5. Project Kickoff – (January 2026)
6. Project Closeout/Ordinance Adoptions – (Spring 2026)

36
EXHIBIT B
SCOPE OF WORK AND SPECIFICATIONS

D. Implementation
Lastly, the Consultant shall aid in contemplation of the way the ordinances are displayed or made
available to the public. In addition to the content of both ordinances, it is important to the City that
the documents are available on digital devices, user-friendly, and preferably synchronized with
geographic information system (GIS) programs or applications to provide a more robust and
future-forward user experience. The Consultant will not be responsible for the implementation
phase.

Project Deliverables

1. The Executive Summary
2. Project Management Plan
3. Public Engagement Plan
4. Existing Conditions Report
5. Ordinance Assessment
6. Revised Zoning Document
7. Revised Sign Ordinance Document

End of Exhibit B.

37
EXHIBIT C
REQUEST FOR PROPOSAL

I. REQUEST FOR PROPOSAL PROCESS

The proposal must contain the information outlined below.

Please include a title on each page of your proposal and number the pages to ensure proper
identification.
1. Cover Letter
2. Executive Summary
3. Evaluation and Selection Criteria
1. Cover/Transmittal Letter

Each proposal must have a Cover/Transmittal Letter briefly summarizing the qualifications
and experience relevant to the scope. Please include in the letter the following:

i. Company’s information, including the name of the company (include any dba names);
headquarters and parent company locations; and a brief history of the company.
ii. Company’s mailing address, contact person, telephone number for the primary contact
person, and email address.
iii. A principal or officer of the company authorized to execute contracts or other similar
documents on the firm’s behalf must sign the letter.

2. Executive Summary

Executive Summary: An executive summary letter should include the key elements of the
respondent’s RFP and an overview of the team. Indicate the address and telephone number of
the respondent’s office located nearest to Stockbridge, Georgia, and the office from which the
project will be managed.

3. Evaluation and Selection Criteria
The City, at its discretion, may award the contract to the responsible and responsive consultant
submitting the proposal which is deemed to be the most advantageous to the city. The following
is the evaluation criteria the city will consider in determining which proposal is most
advantageous to the City:

A. Approach
1. Methodology(ies): This section should clearly describe the methodology or
methodologies planned to be used to carry out the specific tasks described in the Scope
of Work with clarity and thoroughness in addressing the task required.
2. Work Plan: Indicate all key deliverables and their contents.
3. Project Schedule: Provide an outline for each performance metric listed in the Scope
of Work. Demonstrate your team’s ability to perform the work requested within an
established schedule.

38
EXHIBIT C
REQUEST FOR PROPOSAL

B. Consultant's Experience

1. List 3-5 similar projects completed in the last 5 five years.
2. Contracts on hand (schedule – showing gross amount of each contract and the approximate
timelines).
3. Have you ever failed to complete any work awarded to you? If so, where, and why?
4. How long do you warrant a project?

C. Qualifications of Consultant’s Staff

1. Identify key individuals to be assigned to this project and include the function and/or
responsibility of each identified individual. Experience summaries of these key
individuals must be provided with emphasis on previous experience in similar roles on
comparable projects, and a copy of their resumes if applicable.
D. Demonstrated Ability of the Consultant to Perform

E. Cost Proposal

1. Performed Services
• Provide detailed line items of all costs associated with the project.
• Provide an overall lump sum bid for all scheduled services
2. Labor Costs
• Normal Hours: Monday through Friday, 7 AM to 4 PM
• After Hours/Holidays Billed at approved overtime rates
3. Parts and Materials
• No more than a 5% markup; provide a detailed price

Proposals submitted in response to this RFP will be evaluated and scored, in accordance with the
criteria outlined below, by an evaluation committee established by the client.

Criteria Points

Understanding and Approach to the City’s Tasks 25

Consultant’s Experience 20

Qualifications of Consultant’s Staff, and Experience with local government 15
and zoning ordinances

References - Demonstrated Ability of the Consultant to Perform 20

Cost 20

Highest Possible Score 100

39
EXHIBIT C
REQUEST FOR PROPOSAL

a. All Corporations should provide a corporate seal, a copy of the Secretary of State’s
Certificate of Incorporation, and a listing of the principals of the corporation with the
proposal.

b. The Department is concerned about proposers’ financial capability to perform. Therefore,
please provide enough data to lead evaluators to the conclusion that your firm has the
financial capability to perform. As detailed financial data is generally proprietary, and
proposers do not wish such information to be part of the public record under the Georgia
Open Records Act (G.O.R.A.), the City reserves the right to perform additional due
diligence in this area, at the sole discretion of the City, prior to award of any contract.
c. The proposals will be the basis from which interested firms will be selected for
interviews. Following the City staff evaluation of the proposals received, selected firms
may be invited to make oral presentations before the City’s Evaluation Panel. The City’s
Project Manager will provide additional details outlining the preferred content of the
presentation to each firm or team of firms that are invited to participate. Upon completion
of the evaluations, the City’s Evaluation Panel will determine the most qualified firm based
on all materials and information presented. The City will then begin the negotiations for
an agreement with the selected firm.

d. Any firm failing to submit information in accordance with the procedures set forth in the
RFP may be subject to disqualification. The City reserves the right to change the
solicitation schedule or issue amendments to the solicitation at any time. The City
reserves the right, at its sole discretion, to waive immaterial irregularities contained in the
solicitation. The City reserves the right to reject any and all proposals at any time,
without penalty. The City reserves the right to request "best and final" offers, and to issue
a new RFP. Firms eliminated from further consideration will be notified by mail by the
City as soon as practical.

II. SUBMISSION OF RFP

Proposals shall only be accepted online through the Bonfire Portal at:
https://cityofstockbridge-ga.bonfirehub.com/projectDrafts/202064/details

Any bid submitted in any other format (email, paper, fax, mail, etc.) will not be accepted.
https://cityofstockbridge-ga.bonfirehub.com/projectDrafts/202064/details

The RFP package must include detailed information relative to the Request for Proposal
Process and Selection Criteria, as required. The Proposal Letter is included as page two (2) of
this RFP. Exhibits B-J must be attached in Bonfire and must be signed by a person authorized
to legally bind the company.

40
EXHIBIT C
REQUEST FOR PROPOSAL

EVALUATION CRITERIA AND PROCESS

a. All RFPs received will be reviewed by the Purchasing Manager Representative to
ensure that all administrative requirements of the RFP package have been met by the
Offerors. Each RFP will be reviewed to ensure that the Offeror submitted all
information required in the RFP and that all documents requiring a signature have been
signed. Failure to meet these requirements may be cause for rejection. All RFP that
meet the administrative requirements will then be turned over to the evaluation
committee for further evaluation.

b. The Evaluation Committee will review all submittals received and rank Offerors based
on submittal information required in the Evaluation and Selection Criteria. The City
of Stockbridge may conduct discussions with responsible Offerors who submit an RFP
determined to be reasonably susceptible of being selected for award for clarification to
assure full understanding of and responsiveness to the solicitation requirements.
Offerors shall be accorded fair and equal treatment with respect to any opportunity for
discussion and revision of statements, and such revisions may be permitted after
submissions and prior to award. In conducting any such discussions, there shall be no
disclosure of any information derived from proposals submitted by competing
Offerors. Cost will not be a deciding factor in this RFP, only the Proposal.

c. The City of Stockbridge reserves the right to addend the RFP prior to the date of RFP
submission. Addenda will be posted to the Stockbridge website at
www.stockbridgega.gov.

d. Awards of contract shall be made to the responsible Offerors who have successfully
submitted an RFP and been ranked by the Evaluation Committee, considering all the
evaluation factors set forth in this RFP. No other factors or criteria shall be used in the
evaluation. The City of Stockbridge reserves the right to reject all RFP’s submitted in
response to this RFP.

III. OTHER CONSIDERATIONS
a. Vendors responding to this RFP need to become a registered Vendor to sell products or
services to the City of Stockbridge. Please note that the vendor file is a good source for
vendor information, but not the only source. Registration does not guarantee that your
firm will be solicited for any or all requirements. The vendor file will also be used to
support financial transactions with vendors, including invoice payments. If you have any
questions or concerns, please feel free to email:
City of Stockbridge
Purchasing Office
Wcooley@stockbridgega.org

41
EXHIBIT C
REQUEST FOR PROPOSAL

b. Prior to the due date, a submitted RFP may be withdrawn by the Offeror by submitting a
written request to the Buyer named herein. A person authorized to sign for the Offeror
must sign all such requests.

The City reserves the right to add provisions to the contract to be consistent with the
successful Offeror's offer and to negotiate with the successful Offeror other additions to,
deletions from, and/or changes in the language in the Contract, provided that no such
addition, deletion or change in Contract language would, in the sole discretion of the City
affect the evaluation criteria set forth herein, or give the successful Offeror a competitive
advantage.

Any exceptions to the agreement must be clearly identified, accompany the Offeror's RFP,
and be attached to the agreement. Offerors are cautioned that any exception submitted that
will give the Offeror a competitive advantage over another Offeror or that will cause a
failure to meet a mandatory requirement of the RFP will not be accepted.

Prior to award, the apparent winning Offeror(s) may be required to enter discussions with
the City to resolve any contractual differences before an award is made. These discussions
are to be finalized and all exceptions resolved within one (1) week of notification; if not,
this could lead to rejection of the Offeror's proposal. The offeror will not retype the
enclosed contract.

42
EXHIBIT C
REQUEST FOR PROPOSAL

IV. CERTIFICATION

By my signature below, it is certified that my firm can meet all terms of the statement of
Proposal and will perform the services specified, and for the privilege of doing so on the City
of Stockbridge premises. I understand that, upon proper acceptance of this offer by the City
of Stockbridge, a contract will thereby be created.
Given under my hand this __________ day of _____________, 20___.

Name of Firm
Signature
Title
Business Address
Email Address

End of Exhibit C.

43
EXHIBIT D
BOND DOCUMENTS

Each bid must be accompanied with a BID BOND (bond only: certified checks or other forms
are not acceptable) in an amount equal to five percent (5%) of the base bid, payable to the City
of Stockbridge. Said bid bond guarantees the bidder will enter into a contract to construct the
project strictly within the terms and conditions stated in this bid and in the bidding and contract
documents, should the construction contract be awarded.

The Successful Bidder shall be required to furnish a bond for the faithful performance on the
contract and a bond to secure payment of all claims for materials furnished and/or labor
performed in performance of the project, both in amounts equal to one hundred percent (100%)
of the contract price.

The Successful Bidder shall also be required to furnish a Maintenance Bond, in the amount
of one-third (1/3) of the contract price, guaranteeing the repair or replacement caused by
defective workmanship or materials for a period of one (1) year from the completion of
construction.

Bonds shall be issued by a corporate surety appearing on the Treasury Department's most
current list (Circular 570 as amended) and be authorized to do business in the State of Georgia.

Date of Bond must not be prior to the date of Contract. If Contractor is a Partnership, all
partners shall execute the Bond.

44
EXHIBIT D
BOND DOCUMENTS

PROVIDED, FURTHER, that Principal and Surety agree and represent that this bond is executed
pursuant to and in accordance with the applicable provisions of the Official Code of Georgia Annotated,
as amended, including, but not limited to, O.C.G.A. § 13-10-1, et al. Seg. And SS 36-86-101, et al. Seg.
And is intended to be and shall be constructed as a bond in compliance with the requirements thereof.
Signed, sealed, and dated this __________ day of _______________________________, 2025.

ATTEST:

(Principal Secretary) (Principal)

(SEAL) BY: _________________________

(Witness to Principal) (Address)

(Address)

(Surety)

ATTEST
BY: _______________________________
(Attorney-in-Fact) and Resident Agent

(Attorney-in-Fact)

(Seal) ______________________________
(Address)

(Witness as to Surety)
(Address)

45
EXHIBIT D
BOND DOCUMENTS

PAYMENT BOND

KNOW ALL MEN BY THESE PRESENTS: THAT

(Name of Contractor)

(Address of Contractor)

(Corporation, Partnership, or Individual)

Hereinafter called Principal, and

(Name of Surety)

(Address of Surety)

A Corporation of the State of _________________and a surety authorized by law to do business
in the State of Georgia, hereinafter called Surety, are held and firmly bound unto:

The City of Stockbridge, Georgia
(Name of Obligee)

4640 N. Henry Blvd. Stockbridge, Georgia 30281
(Address of Obligee)

Hereinafter referred to as Obligee; for the use and protection of all subcontractors and all persons
supplying labor, services, skill, tools, machinery, materials and/or equipment in the prosecution of the
work provided for in the contract hereinafter referred to in the full and just sum of ___________________
_____________________________ Dollars ($_____________) in lawful money of the United States, for
the payment of which sum well and truly to be made, the Principal and Surety bind themselves, their, and

each of their heirs, executors, administrators, successors, and assigns, jointly and severally, firmly by
these presents.

46
EXHIBIT D
BOND DOCUMENTS

The condition of this obligation is such, as whereas the Principal entered into a certain contract, hereto
attached, with the Obligee, dated____________________ for ________________.

NOW, THEREFORE, the conditions of this obligation are such that if the Principal shall well, truly, and
faithfully perform said Contract in accordance to its terms, covenants, and conditions, and shall promptly
pay all persons furnishing labor, materials, services, skill, tools, machinery and/or equipment for use in
the performance of said Contract, then this obligation shall be void; otherwise, it shall remain in full force
and effect.

All persons who have furnished labor, materials, services, skill, tools, machinery and/or equipment for
use in the performance of said Contract shall have a direct right of action on this Bond, provided payment
has not been made in full within ninety (90) days after the last day on which labor was performed,
materials service, skill, tools, machinery, and equipment furnished or the subcontract completed.

PROVIDED FURTHER, that said Surety to this Bond, for value received, hereby stipulates and agrees
that no change, extension of time, alterations, or additions, to the terms of the Contract or to the Work to
be performed thereunder shall in any way affect its obligation on this bond, and it does hereby waive
notice of any such change, extension of time, alterations, or additions to the terms of the Contract or to the
work to be performed thereunder.

PROVIDED, HOWEVER, that no suit or action shall be commenced hereunder by any person furnishing
labor, materials, services, skill, tools, machinery, and /or equipment having a direct contractual
relationship with a subcontractor, but no contractual relationship express or implied with the Principal:

Unless such person shall have given notice to the Principal within 120 days after such person did, or
performed the last of the work or labor, or furnished the last of the materials, services, skill, tools,
machinery and/or equipment for which claim is made, stating with substantial accuracy the amount
claimed and the name of the party to whom the materials, services, skill, tools, machinery, and/or
equipment were furnished, or for whom they work or labor was done or performed. Such a notice shall be
served by mailing the same by registered mail, postage prepaid, in an envelope addressed to the Principal,
at any place where an office is regularly maintained for the transaction of business, or served in any
manner in which legal process may be served in the State in which the aforesaid project is located, save
that such service need not be made by a public officer, and a copy of such notice shall be delivered to the
Obligee, to the person and at the address provided for in the Contract, within five days of the mailing of
the notice to the Principal.

PROVIDED FURTHER, any suit under this Bond must be instituted before the expiration of one year
after the acceptance of the public works covered by the Contract by the proper authorities.

47
EXHIBIT D
BOND DOCUMENTS

PROVIDED FURTHER, that Principal and Surety agree and represent that this bond is executed pursuant
to and in accordance with the applicable provision of the Official Code of Georgia Annotated, as
amended, including, but not limited to, O.C.G.A. § 13-10-1, et al. Eq. and SS 36-86-101, et al. Seg., and
is intended to be and shall be construed as a bond in compliance with the requirements, therefore.

Signed, sealed, and dated this___________day of_______________, 2025

ATTEST:

(Principal Secretary) (Principal)
(Seal)

By:__________________________

(Witness to Principal) (Address)

___________________________________ (Surety)

ATTEST BY:
Agent
(Attorney-in-Fact)

(Seal)

(Address)

(Witness as to Surety)

48
EXHIBIT D
BOND DOCUMENTS
PERFORMANCE BOND

KNOW ALL MEN BY THESE PRESENTS: THAT
(Name of Contractor)

(Address of Contractor)
(Corporation, Partnership, or Individual)

Hereinafter called Principal, and

(Name of Surety)

(Address of Surety)

A Corporation of the State of _________________ and a surety authorized by law to do business in the
State of Georgia, hereinafter called Surety, are held and firmly bound unto:

The City of Stockbridge, Georgia
(Name of Obligee)

4640 N Henry Blvd., Stockbridge, Georgia 30281
(Address of Obligee)

Hereinafter referred to as Obligee; are held firmly bound unto said Obligee and all persons doing work or
furnishing skill, tools, machinery, supplies, or material under or for the purpose of the Contract
hereinafter referred to, in the penal sum of: __________________________Dollars ($______________),
in lawful money of United States, for the payment of which sum well and truly to be made, we bind
ourselves, our heirs, executors, administrators, and successors, jointly and severally, firmly by these
presents.

49
EXHIBIT D
BOND DOCUMENTS

The condition of this obligation is such, as whereas the Principal entered into a certain contract, hereto
attached, with the Obligee, dated_______________ for: _____________.

NOW THEREFORE, the conditions of this obligation are such that if the above-bound Principal shall
well, truly, fully and faithfully perform said contract according to its terms, covenants, conditions, and
agreements of said contract during the original term of said contract and any extensions thereof that may
be granted by the oblige, with or without notice to the Surety, and during the life of any guaranty required
under the contract, and shall also well and truly perform and fulfill all the undertakings, covenants, terms,
conditions and agreement of any and all duly authorized modifications of said contract that may hereafter
be made, then his obligation shall be void, otherwise to remain in full force and effect.

PROVIDED FURTHER, that said Surety to this Bond, for value received, hereby stipulates and agrees
that no change, extension of time, alterations, or additions to the terms of the Contract or to the Work to
be performed thereunder shall in any way affect its obligation on this bond, and it does hereby waive
notice of any such change, extension of time, alterations, or additions to the terms of the Contract or to the
work to be performed thereunder.

PROVIDED FURTHER, that Principal and Surety agree and represent that this bond is executed pursuant
to and in accordance with the applicable provisions of the Official Code of Georgia Annotated, as
amended, including but not limited to O.C.G.A. SS 13-10-1 et seq. Eq. and SS 36-86-101, et Seg., and is
intended to be and shall be construed as a bond in compliance with the requirements thereof.

Signed, sealed, and dated this________day of __________________, 2025

ATTEST:

(Principal)

(Principal Secretary)

(Seal)

By: ____________________________________________________

(Witness to Principal)

50
EXHIBIT D
BOND DOCUMENTS

(Address)

(Surety)

ATTEST:

(Attorney-in-Fact) and Resident Agent

(Attorney-in-Fact)

(Seal)
(Address)

(Witness as to Surety)

(Address)

End of Exhibit D.

51
EXHIBIT E
GEORGIA SECURITY AND IMMIGRATION COMPLIANCE ACT AFFIDAVIT

Contractor(s) Name:
Address:

By executing this affidavit, the undersigned person or entity verifies its compliance with O.C.G.A. § 13-
10-91, stating affirmatively that the individual, firm, or corporation, which is registered with, is
authorized to participate in, and is participating in the federal work authorization program commonly
known as E-Verify,* in accordance with the applicable provisions and deadlines established in O.C.G.A.
§ 13-10-91.

The undersigned person or entity further agrees that it will continue to use the federal work authorization
program throughout the contract period, and it will contract for the physical performance of services in
satisfaction of such contract only with subcontractors who present an affidavit to the undersigned with the
information required by O.C.G.A. § 13-10-91(b).

The undersigned person or entity further agrees to maintain records of such compliance and provide a
copy of each such verification to the City of Stockbridge within five (5) business days after any
subcontractor(s) is/are retained to perform such service.

E Verify TM Company Identification Number Date of Authorization

BY: Authorized Officer or Agent Date
(Name of Person or Entity)

SUBSCRIBED AND SWORN BEFORE
ME ON THIS THE

DAY OF , 20_

[NOTARY SEAL]
Notary Public

My Commission Expires: ______________________

*or any subsequent replacement operated by the United States Department of Homeland Security or
any equivalent federal work authorization program operated by the United States Department of
Homeland Security to verify information of newly hired employees, pursuant to the Immigration Reform
and Control Act of 1986 (IRCA), P.L. 99-60

52
EXHIBIT E
GEORGIA SECURITY AND IMMIGRATION COMPLIANCE ACT AFFIDAVIT

Subcontractor Affidavit under O.C.G.A. § 13-10-91(b)(3)
By executing this affidavit, the undersigned subcontractor verifies its compliance with O.C.G.A. §
13-10-91, stating affirmatively that the individual, firm or corporation which is engaged in the
physical performance of services under a contract with (name of contractor) on behalf of (name of
public employer) has registered with, is authorized to use and uses the federal work authorization
program commonly known as E-Verify, or any subsequent replacement program, in accordance with
the applicable provisions and deadlines established in
O.C.G.A. § 13-10-91. Furthermore, the undersigned subcontractor will continue to use the federal
work authorization program throughout the contract period, and the undersigned subcontractor will
contract for the physical performance of services in satisfaction of such contract only with sub-
subcontractors who present an affidavit to the subcontractor with the information required by
O.C.G.A.§ 13-10-91(b). Additionally, the undersigned subcontractor will forward notice of the
receipt of an affidavit from a sub-subcontractor to the contractor within five business days of
receipt. If the undersigned subcontractor receives notice that a sub-subcontractor has received an
affidavit from any other contracted sub-subcontractor, the undersigned subcontractor must
forward, within five business days of receipt, a copy of the notice to the contractor. Subcontractor
hereby attests that its federal work authorization user identification number and date of
authorization are as follows:

Federal Work Authorization User Identification Number

Date of Authorization

Name of Subcontractor

Name of Project

Name of Public Employer

SUBSCRIBED AND SWORN
BEFORE ME ON THIS THE

DAY OF ___________, 20_

[NOTARY SEAL]

Notary Public

My Commission Expires: ____________________

End of Exhibit E.

53
EXHIBIT F
DRUG-FREE WORKPLACE

The undersigned certifies that the provisions of Code Sections 50-24-1 through 50-24-6 of the Official
Code of Georgia Annotated, relating to the “Drug-free Workplace Act”, have been complied with in full.
The undersigned further certifies that:

(1) A drug-free workplace will be provided for the Service Provider’s employees during the
performance of the Contract; and

(2) Each Service Provider who hires a subcontractor to work in a drug-free workplace shall secure
from the subcontractor the following written certification:
“As part of the subcontracting agreement with __________________ (Service Provider),
_______________________________(subcontractor) certifies to the Service Provider that a drug-free
workplace will be provided for the subcontractor’s employees during the performance of this Contract
pursuant to paragraph (7) of the subsection (b) of Code Section 50-24-03.”

Also, the undersigned further certifies that he/she will not engage in the unlawful manufacture, sale,
distribution, dispensation, possession, or use of a controlled substance or marijuana during the
performance of the Contract.

Company Name

BY: Authorized Officer or Agent Date
(Service Provider Signature)

Title of Authorized Officer or Agent of Service Provider

Printed Name of Authorized Officer or Agent

End of Exhibit F.

54
EXHIBIT G
PURCHASING POLICY ADDENDUM

I, _____________________, hereby certify that I have received certify that I have received a copy of the
City of Stockbridge, GA, Financial Management Policies Purchasing Policy which can be found at
https://stockbridgega.org/departments/procurement-division and agree to comply with all requirements of
the City of Stockbridge, GA Financial Management Policies Purchasing Policy to the extent the policy
applies to the undersigned.

BY: Authorized Officer or Agent Date
(Service Provider Signature)

Title of Authorized Officer or Agent of Service Provider

Printed Name of Authorized Officer or Agent Date

End of Exhibit G.

55
EXHIBIT H
AFFIDAVIT VERIFYING STATUS FOR CITY PUBLIC BENEFIT APPLICATION

By executing this affidavit under oath, as an applicant for a City of Stockbridge, Georgia Business
License or Occupation Tax Certificate, Alcohol License, Taxi Permit, execution of contract, or other
public benefit as referenced in O.C.G.A. § 50-36-1, I am stating the following with respect to my
application for a City of Stockbridge license/permit and /or contract for
[ Name of natural person applying on behalf of individual, business, corporation, partnership, or other
private entity]:
1. ____________________ I am a United States citizen
OR
2. ____________________ I am a legal permanent resident 18 years of age or older or I am an
otherwise qualified alien or non-immigrant under the Federal Immigration and Nationality Act 18
years of age or older and lawfully present in the United States. *

In making the above representation under oath, I understand that any person who knowingly and willfully
makes a false, fictitious, or fraudulent statement or representation in an affidavit shall be guilty of a
violation of O.C.G.A. § 16-10-20.
Signature of Applicant: _____________________________________Date: ______________

Printed Name: ____________________________________________

* Alien Registration number for non-citizens: ___________________

** PLEASE INCLUDE A COPY OF YOUR PERMANENT RESIDENT CARD, EMPLOYMENT
AUTHORIZATION, GREEN CARD, PASSPORT WITH A COPY OF YOUR DRIVER'S LICENSE,
OR OTHER DOCUMENTATION AS ALLOWED UNDER THE LAW IF YOU ARE A LEGAL
PERMANENT RESIDENT (#2) **

Subscribed and Sworn Before Me, this the ____day of ________________, 20___

Notary Public:___________________________________________________

My Commission Expires: ______________________________

* Note: O.C.G.A.§ 50-36-1(e)(2) requires that aliens under the Federal Immigration and Nationality Act,
Title 8 U.S.C., as amended, provide their alien registration number. Because legal permanent residents are
included in the Federal definition of “alien”, legal permanent residents must also provide their alien
registration number. Qualified aliens who do not have an alien registration number may supply another
identifying number below:

End of Exhibit H.

56
EXHIBIT I:
REFERENCE VERIFICATION FORM

SOLICITATION NUMBER: RFP NO. 2025-0010
SOLICITATION TITLE: CONSULTANT SERVICES TO UPDATE THE UNIFIED
DEVELOPMENT CODE FOR THE CITY OF STOCKBRIDGE

Proposing Firm (List name exactly as provided in proposal):

Date of Verification:

Reference Organization:

Project Verified (include the Project Name / Title and brief description of the Project:

Person Contacted:

Title of Contract:

Telephone and extension:

Email Address:

Questions: Yes/No
1. Were you satisfied with the Company/Organization’s overall performance?
2. Did the firm adhere to the scope of work and bid requirements?
3. Did the firm provide deliverables as agreed upon?
4. Would you engage this firm again?

Additional Comments (if any):

Signature and Date:

57
EXHIBIT I:
REFERENCE VERIFICATION FORM

SOLICITATION NUMBER: RFP NO. 2025-0010
SOLICITATION TITLE: CONSULTANT SERVICES TO UPDATE THE UNIFIED
DEVELOPMENT CODE FOR THE CITY OF STOCKBRIDGE

Proposing Firm (List name exactly as provided in proposal):

Date of Verification:

Reference Organization:

Project Verified (include the Project Name / Title and brief description of the Project:

Person Contacted:

Title of Contract:

Telephone and extension:

Email Address:

Questions: Yes/No
1. Were you satisfied with the Company/Organization’s overall performance?
2. Did the firm adhere to the scope of work and bid requirements?
3. Did the firm provide deliverables as agreed upon?
4. Would you engage this firm again?

Additional Comments (if any):

Signature and Date:

58
EXHIBIT I:
REFERENCE VERIFICATION FORM

SOLICITATION NUMBER: RFP NO. 2025-0010
SOLICITATION TITLE: CONSULTANT SERVICES TO UPDATE THE UNIFIED
DEVELOPMENT CODE FOR THE CITY OF STOCKBRIDGE

Proposing Firm (List name exactly as provided in proposal):

Date of Verification:

Reference Organization:

Project Verified (include the Project Name / Title and brief description of the Project:

Person Contacted:

Title of Contract:

Telephone and extension:

Email Address:

Questions: Yes/No
1. Were you satisfied with the Company/Organization’s overall performance?
2. Did the firm adhere to the scope of work and bid requirements?
3. Did the firm provide deliverables as agreed upon?
4. Would you engage this firm again?

Additional Comments (if any):

Signature and Date:

59
EXHIBIT I:
REFERENCE VERIFICATION FORM

SOLICITATION NUMBER: RFP NO. 2025-0010
SOLICITATION TITLE: CONSULTANT SERVICES TO UPDATE THE UNIFIED
DEVELOPMENT CODE FOR THE CITY OF STOCKBRIDGE

Proposing Firm (List name exactly as provided in proposal):

Date of Verification:

Reference Organization:

Project Verified (include the Project Name / Title and brief description of the Project:

Person Contacted:

Title of Contract:

Telephone and extension:

Email Address:

Questions: Yes/No
1. Were you satisfied with the Company/Organization’s overall performance?
2. Did the firm adhere to the scope of work and bid requirements?
3. Did the firm provide deliverables as agreed upon?
4. Would you engage this firm again?

Additional Comments (if any):

Signature and Date:

60
EXHIBIT I
REFERENCE VERIFICATION FORM

SOLICITATION NUMBER: RFP NO. 2025-0010
SOLICITATION TITLE: CONSULTANT SERVICES TO UPDATE THE UNIFIED
DEVELOPMENT CODE FOR THE CITY OF STOCKBRIDGE

Proposing Firm (List name exactly as provided in proposal):

Date of Verification:

Reference Organization:

Project Verified (include the Project Name / Title and brief description of the Project:

Person Contacted:

Title of Contract:

Telephone and extension:

Email Address:

Questions: Yes/No
1. Were you satisfied with the Company/Organization’s overall performance?
2. Did the firm adhere to the scope of work and bid requirements?
3. Did the firm provide deliverables as agreed upon?
4. Would you engage this firm again?

Additional Comments (if any):

Signature and Date:

End of Exhibit I.

61
EXHIBIT J
COST PROPOSAL
RFP No. 2025-0010
1. Performed Services - Provide detailed line items of all costs associated with the project.

• Lump Sum - Provide an overall lump sum bid for all scheduled services $ .

Lump Sum in Words

2. Labor Costs
• A. Normal Hours: Monday through Friday, 7 AM to 4 PM $ .

In words, Labor costs – Normal Hours: Monday-Friday, 7 am – 4 pm

• B. After Hours/Holidays Billed at approved overtime rates $ .

In words, Labor costs – After Hours/Holidays, billed at approved overtime rates.

3. Parts and Materials
No more than a 5% markup; provide a detailed price $ . .

Parts and Materials Costs in Words
If additional space is needed, please use a blank page.

End of Exhibit J.

62
FEBRUARY 9, 2026

Ryan Anderson

Community Development

TEXT AMENDMENT CASE #TX-2026-01 for BUSINESS COMPLIANCE OFFICER I.
Consideration of a text amendment to the Municipal Code of Ordinances to formally authorize and codify the duties and
enforcement powers of the Business Compliance Officer I, ensuring clear regulatory authority within Title 9. This
amendment is necessary to establish consistent procedures for business licensing compliance, inspections, and
administrative citation authority, as are outlined in the proposed Chapter 9.60.

Business license compliance and inspection programs are essential for verifying that businesses maintain valid
occupational tax certificates, meet zoning and land use requirements, and adhere to applicable fire safety standards
which have been adopted by the City. Coordinated inspections, complaint response, and enforcement activities
promote voluntary compliance, ensure life safety protections, and support the fair and accountable regulation of
business operations

0.00
TEXT AMENDMENT CASE #TX-2026-01 for BUSINESS COMPLIANCE OFFICER I.

APPROVAL
Text Amendment: Authorizing
Duties & Powers of the Business
Compliance Officer
Ryan Anderson, MPPA, CPM
Director, Community Development

City Council February 9, 2026
Request for City Council
Purpose of approval of a text amendment
establishing the formal duties
the and enforcement authority of
Amendment the Business Compliance
Officer I (BCO I).
Role of Business Compliance Officer I

Entry-level compliance role
9.60.030 Duties of the Business
supporting licensing, zoning, and Compliance Officer I.
safety oversight. (1) Conduct inspections of new and
existing businesses for valid occupation
tax certificates, zoning/use compliance,
Conducts business inspections for and fire-safety conditions;
compliance. (2) Educate applicants on licensing
applications and required documentation;
(3) Receive and investigate complaints of
unlicensed or non-compliant operations;
(4) Issue Notices of Violation (NOVs)
Investigates complaints and issues and maintain inspection records;
notices of violation. (5) Provide compliance education and
outreach to business owners;
(6) Coordinate with Planning/Zoning,
Code Enforcement, Finance/Business
Services, and the Fire Marshal’s Office;
Supports interdepartmental (7) Prepare routine reports and metrics
coordination and public education for departmental leadership.
efforts.
New Authority
Granted Under
Amendment
• Administrative subpoena authority.
• Summary Hazard-Abatement
Orders for imminent hazards.
• Emergency Suspension Orders to
protect life safety.
• Authority to require corrective
action and documentation.
Administrative The BCO I may issue
9.60.050 Administrative citations; penalties.

(a) Citation authority. The BCO I may issue administrative
citations for: citations for:
Citations • Operating a business without a valid occupation tax certificate
under Title 9, Chapter 9.01; 1. Operating a Business
• Failure to display an occupation tax certificate as required; with an Occupational
• Operating in violation of zoning/use approvals under Title 12; Tax License
• Failure to correct violations identified in an NOV within the
prescribed timeframe; 2. Failure to display an
• Fire-safety violations identified during inspections, coordinated
with the Fire Marshal.
Occupational Tax
(b) Penalty schedules. Penalties shall be assessed as follows:
Certificate
(c) Continuing violations. Each day a violation continues after the
compliance deadline shall constitute a separate offense.
3. Operations in
violation of zoning
(d) Payment and collections. Civil penalties are due within fifteen
(15) calendar days of citation issuance unless appealed per
Section 9.60.070. Unpaid penalties may result in refusal to issue
use/approval
4. Failure to correct
or renew a license and may be referred for further enforcement.

(e) Cumulative remedies. Administrative penalties are cumulative
of any criminal or civil penalties authorized elsewhere in the Code.
violations
5. Fire Safety violations
Licensing/Occupation Tax/Zoning
Violations

Penalty
Fire-Safety Violations (coordinated
with Fire Marshal)
Schedule
• Ensures enforcement
continuity and clarity in
regulatory authority.
• Enhances public safety and
hazard mitigation.
Reason for
• Improves compliance
Amendment processes and legal
defensibility.
• Supports effective business
regulation and consumer
protection.
• Businesses retain due
process rights through a

Appeals defined appeals system.
• Appeals may be filed within

Process
10 days.
• Hearing Officer may affirm,
modify, or rescind BCO I
actions.
Stockbridge Code of
Ordinances Amendment
• Primary Placement
• Title 9 — Licensing and Regulation → NEW Chapter 9.60: Business Licensing Compliance and Enforcement
• Cites authority in Title 9 and Title 12; creates the Business Compliance Officer I (BCO I) position and powers
• Operational Scope & Authority
• 9.60.010–9.60.040 define purpose, duties, right of entry, document review, NOVs, referrals, and coordination
with Fire Marshal
• 9.60.050 establishes administrative citations and penalty schedules (licensing/zoning and fire-safety tiers)
• 9.60.060–.070 set procedures for notices, service, reinspection, and appeals
• Cross-References & Harmonization
• Title 9, Chapter 9.01 (fees, display, registration, penalties, revocation)
• Title 12 — Unified Development Code: §1.2 (Authority), §1.4 (Purpose), Chs. 2–3 (zoning/use), Ch. 11
(Enforcement)
• UDC §1.7.6 incorporates International Fire Code & NFPA 101 (life-safety)
• Clerical, Severability & Effective Date
• Maintained as a public record by City Clerk; conflicting provisions repealed
• Severability clause; effective upon adoption; City Attorney authorized for conforming edits
• Approval of the text

Requested amendment
authorizing the duties
and enforcement

Action powers of the
Business Compliance
Officer I.
Thank You.
Ryan Anderson, MPPA, CPM
Director, Community Development
Randerson@stockbridgega.org
CITY OF STOCKBRIDGE, GEORGIA

ORDINANCE NO. ______

AN ORDINANCE TO AMEND THE CODE OF ORDINANCES, TITLE 9 (LICENSING
AND REGULATION), TO CREATE CHAPTER 9.60, 'BUSINESS LICENSING
COMPLIANCE AND ENFORCEMENT, ESTABLISHING THE DUTIES AND
AUTHORITY OF THE BUSINESS COMPLIANCE OFFICER I; PROVIDING
ADMINISTRATIVE CITATION AUTHORITY AND PENALTIES (INCLUDING FIRE-
SAFETY VIOLATIONS); PROVIDING FOR APPEALS; PROVIDING FOR
SEVERABILITY; AND FOR OTHER LAWFUL PURPOSES.

HEREAS, the City Council of the City of Stockbridge desires to facilitate responsible
community growth that meet the needs of residents; and

WHEREAS, Article IX, Section II, Paragraph IV of the Constitution of the State of Georgia
authorizes the governing authority of each municipality to adopt plans and exercise the power of
zoning in furtherance of the public health, safety, and general welfare; and

WHEREAS, the City of Stockbridge is a municipal corporation duly organized and existing
under the laws of the State of Georgia; and

WHEREAS, the City has adopted the Code of Ordinances, including Title 9 – Licensing and
Regulation, governing business operations, occupation tax certificates, and regulatory
compliance; and

WHEREAS, the City has also adopted Title 12 – Unified Development Code, which establishes
development standards, zoning districts, land use regulations, and incorporates by reference the
International Fire Code and NFPA 101 Life Safety Code to ensure the safety of buildings and
occupants; and

WHEREAS, the City Council finds it necessary to enhance and clarify local regulatory
enforcement authority to ensure consistent compliance with licensing, zoning, and fire safety
standards; and

WHEREAS, the creation of a codified enforcement framework for the Business Compliance
Officer I, including inspection duties, administrative citation authority, and defined penalty
structures, will promote fairness, transparency, and accountability in business regulation; and

WHEREAS, establishing clear enforcement procedures, including an administrative appeals
process, serves to protect due process rights while maintaining an efficient regulatory system; and

WHEREAS, the City Council determines that the amendments set forth herein are in the best
interests of the public health, safety, and welfare of the City and its residents.
SECTION 1. Title; Authority; Intent.

This ordinance shall be known and cited as the “Business Licensing Compliance and
Enforcement Text Amendment.” It is adopted pursuant to the City Charter and the authority
granted under the City of Stockbridge Code of Ordinances, including Title 9 (Licensing and
Regulation) and Title 12 (Unified Development Code). The Unified Development Code (UDC)
provides the City’s land development authority (UDC §1.2), states purposes including the
protection of public safety (UDC §1.4), and adopts by reference the International Fire Code and
NFPA 101 Life Safety Code (UDC §1.7.6(H), (O)).

SECTION 2. Findings.

(a) The City requires businesses to obtain and display occupation tax certificates and comply with
licensing requirements (Title 9, Chapter 9.01); (b) Effective field inspections, complaint response,
and coordinated enforcement promote voluntary compliance and life-safety; (c) Clear codified
duties and authority for the Business Compliance Officer I (BCO I) are necessary to implement
Title 9 and Title 12, in coordination with the Fire Marshal and other officials.

SECTION 3. Code Amendment—Creation of Title 9, Chapter 9.60.

Title 9 of the City of Stockbridge Code of Ordinances is hereby amended by creating Chapter
9.60, to read as follows:

Chapter 9.60 — BUSINESS LICENSING COMPLIANCE AND ENFORCEMENT

9.60.010 Establishment; Purpose; Reporting.

(a) Position established. There is hereby established within the Department of Community
Development the position of Business Compliance Officer I (BCO I).
(b) Purpose. The BCO I conducts field and records inspections to verify business compliance
with occupation tax/licensing (Title 9, Chapter 9.01), zoning and use approvals (Title 12), and
applicable fire-safety requirements as coordinated with the Fire Marshal.
(c) Reporting. The BCO I shall report operationally to the Fire Marshal for life-safety
coordination and administratively to the Community Development Director or designee.

9.60.020 Definitions.

For purposes of this Chapter: “Business” means any person or entity required to obtain an
occupation tax certificate under Title 9, Chapter 9.01; “Inspection” means an on-site or records
review to determine compliance with City licensing, zoning, and fire-safety requirements;
“Notice of Violation (NOV)” means a written notice identifying noncompliance, corrective
actions, and deadlines; “Premises” means any business site, structure, or property subject to City
regulation.

9.60.030 Duties of the Business Compliance Officer I.

(1) Conduct inspections of new and existing businesses for valid occupation tax certificates,
zoning/use compliance, and fire-safety conditions;
(2) Educate applicants on licensing applications and required documentation;
(3) Receive and investigate complaints of unlicensed or non-compliant operations;
(4) Issue Notices of Violation (NOVs) and maintain inspection records;
(5) Provide compliance education and outreach to business owners;
(6) Coordinate with Planning/Zoning, Code Enforcement, Finance/Business Services, and the
Fire Marshal’s Office;
(7) Prepare routine reports and metrics for departmental leadership.

9.60.040 Authority.

(a) Right of entry. During business hours or other reasonable times when the premises is open to
the public or operations are occurring, the BCO I may enter areas open to the public for the
limited purpose of verifying compliance. Entry to non-public areas shall be by consent,
administrative warrant where required by law, or in coordination with another authorized official.
(b) Document review. The BCO I may request and review City-issued licenses, certificates,
approvals, and required on-site records.
(c) Notices of Violation. The BCO I may issue written NOVs specifying violations, corrective
actions, and deadlines.
(d) Administrative citations. The BCO I is authorized to issue administrative citations as provided
in Section 9.60.050.
(e) Referrals. The BCO I may refer matters to Code Enforcement, the Fire Marshal,
Planning/Zoning, the City Attorney, or Municipal Court, including for license suspension or
revocation as provided by law.
(f) Immediate hazards. Conditions that present an immediate threat to life safety shall be
promptly referred to the Fire Marshal for action under the International Fire Code and NFPA 101
as adopted by the City.
(g) Identification. The BCO I shall carry City identification and present it upon request when
performing official duties.

9.60.050 Administrative citations; penalties.

(a) Citation authority. The BCO I may issue administrative citations for:

• Operating a business without a valid occupation tax certificate under Title 9, Chapter 9.01;

• Failure to display an occupation tax certificate as required;

• Operating in violation of zoning/use approvals under Title 12;

• Failure to correct violations identified in an NOV within the prescribed timeframe;

• Fire-safety violations identified during inspections, coordinated with the Fire Marshal.

(b) Penalty schedules. Penalties shall be assessed as follows:
Table 1 — Licensing/Occupation Tax/Zoning Violations

Violation Type 1st Offense 2nd Offense (12 3rd+ Offenses
months) (12 months)
Licensing,
Occupation
Tax, or $150 $250 $500
Zoning/Use
Violations

Table 2 — Fire-Safety Violations (coordinated with Fire Marshal)

Fire-Safety Violation 1st Offense 2nd Offense (12 3rd+
Severity months) Offenses
(12
months)
Non-Critical
(documentation/minor
$200 $300 $600
equipment
deficiencies)
Critical (life-safety
hazards; exit
$350 $500 $1,000
obstructions; disabled
alarms/suppression)

(c) Continuing violations. Each day a violation continues after the compliance deadline shall
constitute a separate offense.
(d) Payment and collections. Civil penalties are due within fifteen (15) calendar days of citation
issuance unless appealed per Section 9.60.070. Unpaid penalties may result in refusal to issue or
renew a license and may be referred for further enforcement.
(e) Cumulative remedies. Administrative penalties are cumulative of any criminal or civil
penalties authorized elsewhere in the Code.

9.60.060 Procedures; notices; service; reinspection.

(a) Form of NOV. An NOV shall identify the business and premises, describe the violation(s),
cite applicable Code sections, state corrective actions and deadlines, and include appeal
instructions.
(b) Service. NOVs and citations may be served personally, by posting at the premises, and/or by
mail or electronic delivery consistent with City policy.
(c) Reinspection. The BCO I may conduct re-inspections to confirm abatement.

9.60.070 Appeals and administrative review.

(a) Right to appeal. A recipient of an NOV or administrative citation may file a written appeal
within ten (10) business days of issuance.
(b) Filing. Appeals may be filed in person, by certified mail, or electronically through a City-
authorized system. Appeals shall include the citation/NOV number, business name and address,
grounds for appeal, and supporting evidence.
(c) Hearing. The Community Development Director or a designated Hearing Officer shall
schedule a hearing within fifteen (15) business days of receipt of a complete appeal, with at least
five (5) business days’ notice. Hearings may be in person, virtual, or hybrid.
(d) Procedures. The appellant may present testimony, documents, and witnesses and may be
represented by counsel. Formal rules of evidence shall not apply, but all evidence must be
relevant and reliable. The City bears the initial burden of proof; the appellant bears the burden to
demonstrate error, non-occurrence, timely compliance, or mitigating factors.
(e) Decision. A written decision shall be issued within ten (10) business days after the hearing,
affirming, modifying, or dismissing the citation or penalty, or extending deadlines. The decision
constitutes the City’s final administrative action unless further appeal rights are provided by law.
(f) Effect on life-safety hazards. Filing an appeal does not relieve immediate correction of life-
safety hazards. Monetary penalties for critical fire-safety violations may be stayed only with Fire
Marshal approval.

SECTION 4. Cross-References; Coordination with Existing Code.

This Chapter shall be construed in harmony with: (i) Title 9, Chapter 9.01 (Administrative Fees,
Regulatory Fees and Occupation Taxes), including §§9.01.100 (Fees payable when), 9.01.110
(Occupation tax certificate—display), 9.01.170 (Registration required—Failure to obtain),
9.01.180 (Due date—Penalty and interest), and 9.01.210 (Revocation); (ii) Title 12—Unified
Development Code, including §1.2 (Authority), §1.4 (Purpose and intent), Chapters 2 and 3
(zoning districts and use regulations), and Chapter 11 (Enforcement); and (iii) the International
Fire Code and NFPA 101 adopted in UDC §1.7.6.

SECTION 5. Public Record. This document shall be maintained as a public record by the City
Clerk and shall be accessible to the public during all normal business hours of the City of
Stockbridge.

SECTION 6. Severability. To the extent any portion of this Ordinance is declared to be invalid,
unenforceable, or non-binding, that shall not affect the remaining portions of this Ordinance.

SECTION 7. Repeal of Conflicting Provisions. All City Ordinances inconsistent
with this Ordinances shall be repealed.

SECTION 8. Effective Date. This Ordinance shall become effective immediately upon its
adoption by the City Council of the City of Stockbridge as provided in the City Charter.

SECTION 9. Attorney Authorization. The City Attorney, backed by the City's charter and with
the explicit endorsement of the City Council, is authorized to make necessary amendments to
contracts, ordinances, resolutions, and documents to align them with the intent of the City
Council and ensure compliance with all pertinent city laws and regulations.
SO ORDAINED this ____ day of __________, 20__.

Jayden Williams, Mayor

ATTEST:

_____________________________(SEAL)

Cassandra Lester, Interim City Clerk

APPROVED AS TO FORM:

Quinton Washington, City Attorney
City of Stockbridge Purchasing Division
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, GA 30281

ADDENDUM NO. 1
SOLICITATION NO.: REQUEST FOR PROPOSAL (RFP) NO. 2025-0012
SOLICITATION TITLE: CITY OF STOCKBRIDGE – ON CALL ARCHITECTURAL
SERVICES FOR A MULTI-PURPOSE CULTURAL ARTS,
YOUTH, AND SENIOR RECREATIONAL FACILITY

ATTENTION ALL POTENTIAL BIDDERS:
X MUST ADDENDUM. READ CAREFULLY AND FOLLOW ALL INSTRUCTIONS.
This addendum forms part of the contract documents and modifies the original bidding.
Documents shall be as binding as if contained therein.

Return Addendum with Bid Submittal. Failure to do so may subject the Bidder to
disqualification.

Return Completed Revised Bid Pricing Sheets with Bid Submittal.

TO ALL PROSPECTIVE BIDDERS, PLEASE NOTE THE FOLLOWING CHANGES
AND CLARIFICATIONS:

Words in strikethrough type are deletions from existing text. Words in bold, underline type are
additions to the existing text.

1. Proposal Due Date has not changed. The Proposal Due Date is Thursday, November 20,
2025, 3:00 PM EST.

2. The deadline for questions has not changed. The deadline for questions is Friday,
October 31, 2025, 3:00 PM EST.

CLARIFICATIONS / MODIFICATIONS / QUESTIONS AND ANSWERS

Q1. BOND REQUIREMENT – Considering bonds are not typically required for
professional architecture services, and architectural services are covered under professional
liability insurance (also called errors and omissions or E&O insurance), can the City revisit
and wave this requirement? Typically, bonds are required for construction services.

Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior
Recreational Facility, 10/22/2025 - Addendum No. 1 – Page 1 of 2
A1. Bonds (Exhibit D) will not be required for this RFP.

Q2. Cost Proposal – In order to provide detail line items of all costs associated with the project,
can the city provide the project(s) criteria (i.e., new renovation, size construction budget,
site conditions, etc..)? Or will hourly rates work?

A2. The Request for Proposal (RFP) requires hourly rates to accommodate a range of services
across multiple projects. The initial project requiring immediate on-call services is the
Multipurpose Center. However, the selected vendor will also be expected to provide similar
services for future projects as they arise. Flexibility and scalability of services are essential
to meet the evolving needs of the department.

Q3. Clarification on Bond Requirements for RFP No. 2025-0012 – Could you please clarify
whether the bond requirements listed in Exhibit D (Bond Documents) are applicable to this
solicitation, given it is for professional architectural design services? These types of bonds
are typically associated with construction contracts, and we would like to confirm whether
their inclusion in the RFP was intentional.

A3. Bonds (Exhibit D) will not be required for this RFP.

Q4. LDDBlueline Questions –

1. “The title on the cover page notes a specific project, but the contents of the RFP appear
to cover a broader range of projects. Is the RFP for On-Call Architectural Services to serve
multiple departments within the City of Stockbridge or just Parks & Recreation?”

2. There are numerous references to Bonds, Bid Bonds, or Performance & Payment Bonds
within the RFP. These usually apply to construction contractors and not design firms.
Please confirm if these references need to be removed.”

A4. 1. The services proposed under this contract are designed to support a broad range of
projects across multiple departments within the municipality. To ensure flexibility and
responsiveness, all services will be provided on an hourly rate basis, allowing departments
to engage support as needed without delay.

A4. 2. Bonds (Exhibit D) will not be required for this RFP.

Q5. New Building vs. Existing – Please confirm if this if for a new building or an existing
evaluation is required (as noted on page 36).

A5. The initial project for which services are required involves the evaluation and development
and design of a location for a new building. This project will serve as the starting point for
the contract and will require immediate on-call professional services.

Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior
Recreational Facility, 10/22/2025 - Addendum No. 1 – Page 2 of 2
Q6. Commissioning? - Please confirm if Commissioning will be required for this project.

A6. Commissioning will not be required for this project. The scope of work outlined in this
proposal pertains exclusively to pre-construction activities, including site evaluation,
planning, design, and coordination with relevant departments. All construction-related
services, including commissioning and construction oversight, will be addressed under a
separate RFP issued at a later stage.

Q7. Resident Project Representative? – Please confirm whether a Resident Project
Representative will be required for this project or not.

A7. A Resident Project Representative (RPR) will not be required for this project. The
construction phase will be procured and managed under a separate RFP, which will outline
specific construction oversight and representation needs at that time. This proposal focuses
solely on the pre-construction services related to site evaluation, planning for a new
building, and other professional services.

Q8. FORMS – Please clarify which forms are actually applicable to the on-call or rec center
design (bid bond, performance bond, payment bond etc. – these don’t apply).

A8. Bonds (Exhibit D) will not be required for this RFP.

Q9. NEED FOR CLARIFICATION ON SCOPE OF WORK – Please clarify if this is for
on-call services as it has a Recreation Center project title. It appears the scope is for an on-
call, but it is our understanding that it is for a Rec Center renovation after the pre-proposal
meeting. The RFP is very unclear and mentions task orders and multiple project types.

A9. This RFP seeks to establish a contract for on-call professional services to support a variety
of projects across multiple departments. The initial project requiring services under this
contract is the Multipurpose Center, which involves pre-construction activities related to
the evaluation and planning of a new building. Future projects will be identified and
initiated as departmental needs arise, with services deployed accordingly under the
established on-call framework.

End of Addendum No. 1

Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior
Recreational Facility, 10/22/2025 - Addendum No. 1 – Page 3 of 2
City of Stockbridge Purchasing Division
City of Stockbridge City Hall
4640 North Henry Boulevard
Stockbridge, GA 30281

ADDENDUM NO. 2
SOLICITATION NO.: REQUEST FOR PROPOSAL (RFP) NO. 2025-0012

SOLICITATION TITLE: CITY OF STOCKBRIDGE – ON CALL ARCHITECTURAL
SERVICES FOR A MULTI-PURPOSE CULTURAL ARTS,
YOUTH, AND SENIOR RECREATIONAL FACILITY

ATTENTION ALL POTENTIAL BIDDERS:
X MUST ADDENDUM. READ CAREFULLY AND FOLLOW ALL INSTRUCTIONS.
This addendum forms part of the contract documents and modifies the original bidding.
Documents shall be as binding as if contained therein.

Return Addendum with Bid Submittal. Failure to do so may subject the Bidder to
disqualification.

Return Completed Revised Bid Pricing Sheets with Bid Submittal.

TO ALL PROSPECTIVE BIDDERS, PLEASE NOTE THE FOLLOWING CHANGES
AND CLARIFICATIONS:
Words in strikethrough type are deletions from existing text. Words in bold, underline type are
additions to the existing text.

1. Proposal Due Date has not changed. The Proposal Due Date is Thursday, November 20,
2025, 3:00 PM EST.

2. The deadline for questions has not changed. The deadline for questions is Friday,
October 31, 2025, 3:00 PM EST.

CLARIFICATIONS / MODIFICATIONS / QUESTIONS AND ANSWERS

Q1. CONSTRUCTION ADMINISTRATION:
RFP Page 3 item 1. Terms : It is understood that the contract must be renewed or
terminated on an annual basis on December 31st. Should A/E services provided by the
successful firm go into the construction administrative (CA) phase, the profession
liability as well as state law requirements may require the CA services extend past the
renewal date to the completion of the project. Accordingly, can we assume once under
contract for full A/E services provided within standards of the industry, moves onto
Construction the successful firm will be retained to the completion of the project?
Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior
Recreational Facility, 11/6/2025 - Addendum No. 2 – Page 1 of 5
A1. Yes, it can be reasonably assumed that once under contract for full A/E services—
provided those services are performed in accordance with industry standards—the
successful firm will be retained through the completion of the project, including the
Construction Administration (CA) phase. While the contract is subject to annual renewal
or termination on December 31st, the City acknowledges that professional liability and
state law requirements may necessitate continuity of CA services beyond the renewal
date. The intent is to maintain consistency and quality throughout the life of the project.

Q2. INTERVIEWS:
Please clarify the timeline for interviews for the selected firms mentioned in Section I.3.c.
Proposals are due by 11/20, are interviews expected to take place within the first week of
December in order to meet the expediated timeline the city expects?

A2. The City reserves the right to hold interviews as part of the evaluation process. Should
the City choose to exercise this option, a detailed timeline and schedule will be provided
to all shortlisted respondents. At this time, the City intends to make its selection based on
the submitted proposals, references, and budget considerations. This approach allows for
a thorough review of each submission while maintaining an efficient decision-making
process.

Q3. LEED CERTFICATION:
Does the city plan to seek LEED certification for all projects under this contract or will
that be up to the discretion of the project manager for each individual project?

A3. LEED certifications will be pursued at the discretion of the individual Project Manager
assigned to each project. The City recognizes the value of sustainable practices and
encourages consideration of LEED standards where appropriate, but final decisions
regarding certification will be made based on project-specific goals, budget, and scope.

Q4: CONTRACT RENEWALS:
For renewals. will the selected firm need to resubmit qualifications yearly in June for the
city's review

A4: Upon each renewal option, the contractor shall provide the City with updated contact
information for the designated person responsible for overseeing the work. This
information must include their name, telephone number, email address, cell phone
number, and contact information for their immediate supervisor. The City’s contractual
year is January 1 through December 31.

Q5: LEED GUIDELINES:
Could you please clarify if the buildings will need to follow the LEED guidelines for
design requirements or if they need to be obtained LEED certification.

Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior
Recreational Facility, 11/6/2025 - Addendum No. 2 – Page 2 of 5
A5: All buildings should be designed and constructed in alignment with LEED guidelines,
with the intention of acquiring LEED certification. This reflects the City’s commitment to
sustainable development and environmental stewardship. Final decisions regarding
certification level and pursuit will be made in coordination with the individual Project
Manager, based on project scope, feasibility, and budget.

Q6: SIZE OF PARCELS:
Do you have an estimate of the size of the available parcels for the proposed buildings

A6: The top three locations identified by staff for the proposed multipurpose center are
parcels of approximately 3.6 acres, 6.1 acres, and 16.6 acres, respectively. These sites are
currently under consideration based on factors such as size, accessibility, and potential for
development

Q7: TOTAL NUMBER OF TEAMS SELECTED:
Due to the type of contract (on-call Architectural and Design Engineering Services), how
many teams will the City select for these services?

A7: The City is currently seeking to engage one qualified team to provide the requested
services. However, the City may consider selecting two teams if it is determined that
doing so would better serve the needs of the project. This flexibility allows the City to
ensure the most effective and comprehensive delivery of services

Q8: PROPOSAL CONTENT INCLUSION:
The RFP is requesting for proposal, currently there are several unknowns for the two
buildings that the City wants to design under this contract (Multi-Purpose Cultural Arts,
Youth and Senior Recreational Facility). We would like to know if the proposal response
will be including team qualifications, references, approach and previous similar
experience, and team members rates rather than a proposal fee.

A8: The proposal response should include team qualifications, references, approach, and
previous similar experience; However, a proposal fee is required.

Q9: BID BOND
Could you please confirm if the bid bond is required for this proposal? Typically, this is
not requested for design services.

A9: BONDS (Exhibit D) will not be required for this RFP.

Q10: PRE-PROPOSAL MEETING MINUTES
Are the meeting minutes from the pre-proposal meeting available, and can they be
shared?

A10: Yes.

Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior
Recreational Facility, 11/6/2025 - Addendum No. 2 – Page 3 of 5
Q11: REQUEST CHANGE TO WORDING PROFESSIONAL LIABILITY LIMITS IN
SECTION 12.7.3.1-
The wording of the professional liability limits in Section 12.7.1.3 states that ... "The
Service Provider shall purchase and maintain in force during the term of the Contract,
Professional Liability insurance which will pay for damages arising out of errors or
omissions in the rendering, or failure to render professional services under the Contract in
the amount of at least ONE MILLION DOLLARS ($1,000,000.00) per claim and at least
ONE MILLION DOLLARS ($1,000,000) Policy Aggregate. Such insurance must contain
nose and tail coverage to include work performed by the Service Provider from the
project’s inception date and until such time as the Statue of Limitations has run for the
work done on the project."

Our insurance provider suggests that the Insurance Requirements be amended to include
the yellow highlighted wording on the Professional Liability Policy. All Professional
Liability Limits in the Insurance Industry contain both the “Each Claim” and “Policy
Aggregate” language. As currently written in the RFP, the insurer says that the
professional liability limits are impossible to comply with. Could the city make that
change?

A11: The City will not change its insurance requirements.

Q12: REQUEST CHANGE TO WORDING OF PROFESSIONAL LIABILITY
SECTION 12.7.9 – DEDUCTABLES
The wording of Section 12.7.9 Deductibles says "The Service Provider’s policies of
insurance required by this Section 12.7may require the Service Provider’s payment of a
deductible, provided the Service Provider’s insurer is required to pay claims from the first
dollar at 110% of the claim value without any requirement that the Service Provider pay
the deductible prior to its insurer’s payment of the claim."

Section 12.7.9 should not apply to the professional liability insurance policy. In any
settlement or because of any judgment, the payment of the professional liability coverage
is in excess of the required deductible. Depending on the situation and timing of the
resolution of a claim, the insurer might pay first and collect the deductible obligation
after the resolution, but the payment would not include the amount of the deductible
obligation. The risk assessment review provided by our insurance company stated that
any situation where the insured’s contractual obligation will impose an additional
requirement on the insurance company that goes beyond the insurance policy terms and
conditions is not attainable. Regardless of what the contract says, the deductible is the
insured’s obligation and the insurance policy will not pay 110% of a claim. Could the city
make that change?

A12: The City will delete section 12.7.9 in this RFP.

Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior
Recreational Facility, 11/6/2025 - Addendum No. 2 – Page 4 of 5
Q13: COMMUNITY CENTER NEEDS CLARIFICATION
Does the City anticipate "event" food service to be included in the development of the
community center?

A13: The facility will include a food preparation area but not a full kitchen. Design
considerations should reflect this limitation, ensuring functionality for light catering or
warming stations without full cooking capabilities.

Q14: ARTS CENTER CLARIFICATION:
Does the city anticipate consideration of performing arts events as part of an arts center
facility request?

A14. Performing arts should be considered as an integral component of the facility’s
development. The City encourages design teams to incorporate flexible and functional
spaces that support a variety of performing arts activities, reflecting the community’s
cultural and creative needs.

End of Addendum No. 2

Request For Proposal (RFP) No. 2025-0012 – Annual On-Call Architectural Services for a Multi-Purpose Cultural Arts, Youth, and Senior
Recreational Facility, 11/6/2025 - Addendum No. 2 – Page 5 of 5
Meeting Minutes for
Non-Mandatory Pre-Proposer’s Conference for RFP No. 2025-0012
On-Call Architectural Services for Multi-Purpose Cultural Arts, Youth and Senior
Recreational Facility.

Date: Friday, October 24, 2025

Time: 10:00 AM

Location: City of Stockbridge City Hall Building
1st Floor, Patrick Henry Conference Room
4640 N. Henry Boulevard
Stockbridge, Georgia 30281

ATTENDEES:
Community Development Department: Ryan Anderson, Director, Veronica Green, Chief Planner
Procurement Division: Wanda J. Cooley
Proposers: Nathan Baker - Sizemore Group
John Ford, Tim Weesner, Jordan Futch - Robert And Company
S. Agudelo - Kleinfelder, Inc.
Willie F. Smith, Jr. - Harris & Smith, LLC
Leah F. Jones – LFJ Architects
Heather Hubble – TSW
Michael L. Looney – Pond & Company
Keith Solomon – CPL
Andrew Haney, Founding Principal – Brink Design
Ashley McIntyre – Jericho Design Group

The meeting was called to order at 9:53 AM by Procurement Division Officer, Wanda J. Cooley. Ms.
Cooley informed attendees that the information would be repeated (if needed) because the meeting
began seven (7) minutes earlier than the allotted time in the RFP (10:00 AM EST).

WELCOME:
All attendees were formally welcomed to the Non-Mandatory Pre-Proposer’s Conference for
Solicitation No. RFP 2025-0012.

INTRODUCTION OF STAFF AND CITY OFFICIAL
Ms. Cooley introduced the Community Development Director, Mr. Ryan Aderson, and Chief Planner,
Ms. Veronica Green. Director Anderson introduced Stockbridge City Manager, Mr. Shawn Edmonson,
who welcomed all of the attending responders to the City of Stockbridge. City Manager Edmonson
also expressed his heartfelt thanks to the attendees for taking their valuable time to attend the Pre-
Proposer’s Conference.

Procurement Division 4640 North Henry Boulevard Stockbridge, Georgia 30281 | 770.389.7900
Pre-Proposers Meeting Minutes
RFP No. 2025-0012, – On-Call Architectural Services……
Page 2

The Procurement Division Staff reviewed the Request For Proposals event dates:
➢ Opening - 10/17/2025
➢ Non-Mandatory Conference - 10/24/2025
The Non-Mandatory Conference was optional, allowing those firms that did not attend to
submit response proposals.
➢ Deadline For Questions – 10/31/2025
Questions and clarifications will be answered in the form of an addendum. Any addenda,
schedule changes, and other important information regarding the solicitation related to
solicitation will be posted on the Bonfire Website. It is the Offeror’s responsibility to
check the Bonfire portal for any addenda or other communications related to this
solicitation.
➢ Closing – 11/20/2025

Questions and concerns were raised in the following areas:

• BONDS (EXHIBIT D)
Proposers were concerned that Bonds were required for this RFP because they are usually
requested for construction projects and not Professional Services. Procurement Division
Representative informed the proposers that the question would be reviewed by legal, and
the answer would be posted by Addendum.

• PARCELS:
Proposers inquired as to how many parcels the city has for this project. The Community
Development Director informed the proposers that there are multiple parcels that the City
owns, and the determination of which property is best for the structure(s) will be made by
the City and the consulting firm.

• QUANTITY OF FIRMS:
Questions were raised as to the number of firms that would be selected for the RFP. The
Community Development Director informed everyone that only one (1) firm will be selected
for Architectural Services. Once the Architectural component is completed, an RFP will be
solicited for Project Management.

• ADDITIONAL PROJECTS:
Proposers questioned whether the Multi-Purpose facility was the only project under this
contract. The Community Development Director advised that the On-Call status of the
contract allows for additional consulting services as the City deems necessary.

Staff reiterated the need to put all questions in writing in the Bonfire Portal. Event dates were
reiterated, and everyone was thanked for making the time to attend this Conference.

The meeting concluded at 10:42 AM.
Procurement Division 4640 North Henry Boulevard Stockbridge, Georgia 30281 | 770.389.7900
Resolution To Approve an On‑Call
Architectural Services Contract for
the Multi‑Purpose Cultural Arts,
Youth, and Senior Recreation
Facility
Ryan Anderson, MPPA, CPM
Director, Community Development
City Council Meeting February 9, 2026
Requested Action
Approve a resolution authorizing the City to enter into a
contract with TSW for On‑Call Architectural Services to
support planning, design, and construction‑related tasks for

Requeste the Multi‑Purpose Cultural Arts, Youth, and Senior
Recreational Facility.

d Council Purpose:
This approval will allow the City to formally execute the

Action on‑call contract identified through RFP No. 2025‑0012,
enabling TSW to begin providing architectural, design, and
technical support services as needed for project
development.
Background and Procurement
Process
RFP Initiation and Objectives
City of Stockbridge issued RFP No. 2025-0012 to secure architectural services for a new multi-
purpose community facility.

Procurement Process and Compliance
The process followed city policies and state regulations, using an electronic portal for fairness
and transparency.

Evaluation and Award Decision
Firms were evaluated on qualifications, experience, and capability; TSW was awarded based on
expertise and service scope.

Contract Purpose and Benefits
On-call service contract streamlines future projects, ensuring timely response and support
through all phases.
Procurement Process Timeline

Proposal Council
Pre-Proposal Evaluation Notice of Intent
RFP Issued Submission Approval
Conference Period Deadline to Award
Deadline (Pending)

Novembe
Oct. 17, Oct. 24, Dec 1, Feb 3, Feb. 9,
r 20,
2025 2025 2025 2026 2026
2025
Evaluation
Team
• Evaluation Team Divisions
• Office of the City Manager
• Public Works
• Planning & Zoning
• Fire
• Economic Development
Five
Criteria Point
Consulting Experience (25 pts)

Local Government Experience in
Facility Design
(20 pts) Evaluatio
Qualification of the Consulting (20 pts)
n Criteria
staff
Demonstrated Ability of the (25 pts)
Consultant to perform
Cost Proposal (10 pts)
Selected Vendor:
TSW
Selected Vendor: TSW
Selected Vendor & Scoring Overview
Scoring & Evaluation
• Evaluation team included City Manager’s
TSW ranked highest in response to RFP
Office, Public Works, Planning & Zoning,
No. 2025‑0012.
Fire, and Economic Development.
• Scoring Criteria (100 pts total):
– Experience (25)
Demonstrated strongest qualifications and – Local Gov’t Facility Design (20)
multidisciplinary expertise. – Staff Qualifications (20)
– Ability to Perform (25)
– Cost Proposal (10)
Selected for ability to support planning, • TSW achieved the highest overall score
design & construction needs. and was awarded the contract.
Scope of Services: Part I
Core Services Design Responsibilities
Architectural firm(s) will provide Architect(s) must support:
services across:
• Planning & Feasibility Studies
• Fundamental and enhanced
LEED commissioning
• Conceptual, Preliminary & Final
Design • System performance verification
• Construction Documents
(HVAC, electrical, plumbing,
envelope, technology systems)
• Bidding Support
• Monitoring and follow‑up within
• Construction Administration & 10 months after substantial
Oversight completion
• Commissioning & Post‑Construction
Services
Scope of Services: Part II

Site & Environmental Services Commissioning Requirements
Scope may include: • Architect(s) must support:
• Site development and • Fundamental and enhanced
environmental concept plans LEED commissioning
• Stormwater and drainage • System performance verification
design (HVAC, electrical, plumbing,
• Utility coordination (water, envelope, technology systems)
sewer, electric, • Monitoring and follow‑up within
communications) NEPA 10 months after substantial
documentation and completion
environmental assessments
Scope of Services: Part III

Construction Phase Duties Additional Services (As Needed)
• Field inspections for compliance • Hazardous materials
• Review of O&M manuals investigations
• Participation in construction • Boundary & topographic
meetings surveying
• Punch lists, final inspections & • Geotechnical studies
as‑built documentation • Utility relocation design
• Construction cost and • Condition assessments and
change‑order review lifecycle cost analysis
Firms will provide:
• Reports, evaluations &
Deliverables recommendations
• Schematic and design
development packages
• Full construction plan
sets & specifications
• Bidding documents &
addenda
• As‑built drawings and
close‑out materials
Comprehensive Architectural Phases

Services cover all facility development stages
from conceptual planning to construction
completion, ensuring seamless project delivery.

Specialized Technical Coordination

Expected Includes coordination of structural, mechanical,
electrical, plumbing, life-safety, and code
compliance documentation.

Outcome Bidding and Construction Support

Assistance with bid packages, contractor
evaluations, site visits, RFIs, submittal reviews,
and commissioning oversight.

Flexible, Task-Based Approach

Task-order system allows prioritization based on
project needs and funding, ensuring efficient
service delivery.
Access to Architectural Services
The contract guarantees immediate and

Purpose continuous access to expert architectural services
throughout design and construction phases.

and
Efficiency and Procurement Benefits
On-call format streamlines task orders, reducing
administrative burden and avoiding repeated

Importanc procurement cycles.
Community and Strategic Impact

e of the Supports development of a flagship facility serving
diverse groups with emphasis on transparency
and responsible stewardship.

Contract Design Quality and Compliance
Ensures design quality, regulatory compliance,
integration of safety, accessibility, and
sustainability throughout the project.
Contract Structure
• Initial contract term will be through Dec 31, 2026
• Up to four (4) optional annual renewals
• Work authorized via Task Orders; no guaranteed
minimum
• Compensation based on approved hourly rates
Hourly Rate and Payment Structure

Payment is based on an hourly rate schedule, paying
only for documented services performed per task order.

Cost Control and Transparency

The model ensures full cost control and transparency by
requiring detailed billing and compliance with purchasing
policies.

Financial Consultant Cost Estimates

Considerations Consultants submit cost estimates for each task order
before work begins, enabling budget evaluation and
authorization.

Long-term Fiscal Management

The financial framework supports the City’s capital
planning and ensures responsible fiscal management
throughout the project.
Request for Resolution
Approval
• Staff respectfully requests that the Mayor and City Council approve
a resolution authorizing the City to enter into a contract for
On‑Call Architectural Services in support of the Multi‑Purpose
Cultural Arts, Youth, and Senior Recreation Facility with TSW
• The authorization includes approval of the contract not to exceed
three percent (3%) of the total construction costs excluding
furnishing and fixtures, with all work to be issued through task
orders in accordance with City procurement policies.
Thank You.

• Ryan Anderson, MPPA, CPM
• Director, Community Development
• randerson@stockbridgega.org
Response Proposal Listing
For
Request for Proposals No. 2025-0012
On-Call Architectural Services for Multi-Purpose Cultural Arts, Youth, and
Senior Recreational Facility

Proposals from the following Responders were received in response to Request For
Proposals No. 2025-0012, City of Stockbridge On-Call Architectural Services for
Multi-Purpose Cultural Arts, Youth, and Senior Recreational Facility.

1. CPL Architects, Engineers, Landscape Architect and Surveyor, D.P.C. (P.C.)
dba CPL

2. Harris & Smith, LLC

3. Jericho Design Group

4. MOSA Architects

5. PRAXIS3

6. Sizemore Group

7. TSW

Department of Finance-Procurement Division * 4640 N. Henry Boulevard * Stockbridge, Georgia 30281 * Tel (770) 389-7900
