---
date: 2023-05-08
title: Regular Council Meetings Agenda Packet
source: 2023-05/2023-05-08_Regular Council Meetings_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Council Meeting
CITY COUNCIL Agenda
Mayor
May 8, 2023 6:00 PM
Anthony Ford
Mayor Pro Tem Yolanda Barber
Councilman Elton Alexander
Councilman John Blount
Councilwoman LaKeisha Gantt
Councilman Alphonso Thomas

CITY MANAGER
Frederick Gardiner

CITY CLERK
Vanessa Holiday STOCKBRIDGE CITY HALL

4640 NORTH HENRY BLVD.
CITY TREASURER
STOCKBRIDGE, GA 30281
John Wiggins
Website: www.cityofstockbridge.com

CITY ATTORNEY Phone: 770-389-7900
Quinton G. Washington Fax: 770-389-7912
AGENDA
COUNCIL MEETING
CITY OF STOCKBRIDGE
MONDAY, MAY 8, 2023 6:00 PM

CALL TO ORDER

INVOCATION

PLEDGE OF ALLEGIANCE

ROLL CALL

ADOPTION OF THE AGENDA

ADOPTION OF THE MINUTES
1 Adoption of the Retreat Minutes 03/20/2023
2 Adoption of the Retreat Minutes 03/21/2023
3 Adoption of the Retreat Minutes 03/22/2023
4 Adoptionof the Work Session Minutes 03/23/2023

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

CEREMONIAL
5 Review of the following proclamations: National Mental Health Awareness
Month; Public Employee Recognition Week; National Municipal Clerk's Week;
National Day of Prayer; National Small Business Week; Asian American-Pacific
Islander Month.

PRESENTATION
6 FY2024 Budget Process Timeline
Page | 3

OLD BUSINESS
7 Council Consideration to appoint the Stockbridge Representative to the
Transportation Advisory Group - Presented by: Frederick Gardiner

PUBLIC HEARING
Item # 8 - Adoption of the Combined City of Stockbridge Official Zoning &
Overlay District Map for 2023 -#OZM-2023-01. Consideration of amendments to
the Official Zoning Map & Overlay District Map in accordance with the Resolution
and Referendum annexation method, voted upon during the November 8, 2022
election. There are approximately 2202+/- new parcels to be added to
Stockbridge City boundaries, as indicated within House Bill 612, including, but
not limited to 23 subdivision communities, and parcels primarily consisting of
1507+/- single-family residential, 105 combined commercial and industrial, etc.
The Zoning & Overlay District Map will be combined as a single document. The
previous Zoning Map and Overlay District Map was adopted on March 14, 2022.
Presented by:

Item # 9 - COMPREHENSIVE PLAN AMENDMENT CASE #CP-2022-06
Consideration of a Comprehensive Plan Amendment Request to assign the
future land use designation of property located at 576 Davis Road (Parcel #S05-
01002000) to ‘High-Density Residential’ to allow for the construction of a
townhome development. Applicant: Forestar Real Estate Group (USA),
Inc. Agent: Alex Brock of Smith, Gambrell & Russell, LLP. The property is
located in Land Lot 91 of District 12, and it contains 27.635 +/- acres.

To be presented by the Community Development Staff. The Planning
Commission APPROVED this request with amended conditions at the April 27,
2023 meeting.
Presented by:

Item # 10 - REZONING CASE #RZ-2022-07
Consideration of a Rezoning Request to assign the zoning district of ‘MFR’
(Multiple Family Residential) to property located at 576 Davis Road (Parcel #S05-
01002000) to allow for the construction of a townhome
development. Applicant: Forestar Real Estate Group (USA), Inc. Agent: Alex
Brock of Smith, Gambrell & Russell, LLP. The property is located in Land Lot 91
of District 12, and it contains 27.635 +/- acres.

To be presented by the Community Development Staff. The Planning
Commission APPROVED the item with four (4) zoning conditions on April 27,
2023.
Presented by:

Item # 11 - VARIANCE CASE #VR-2022-03
Consideration of a Variance Request to grant a variance for property at 576

May 8, 2023 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

Davis Road (Parcel #S05-01002000) in order to allow for the construction of a
townhome development. The requested variance would reduce the front yard
setback from the required minimum of 50 feet to 25 feet. Applicant: Forestar
Real Estate Group (USA), Inc. Agent: Alex Brock of Smith, Gambrell & Russell,
LLP. The property is located in Land Lot 91 of District 12, and it contains 27.635
+/- acres.

To be presented by the Community Development Staff. The Planning Commission
APPROVED the item with three (3) zoning conditions on April 27, 2023.
Presented by:

NEW BUSINESS
12 Council Consideration to approve the city's Liability Insurance Policy effective
May 19, 2023 - May 19, 2024 - Presented by: Frederick Gardiner, Vanessa
Holiday
13 Council Consideration to approve the Economic Development Incentives Policy
Framework - Presented by: Kimberley Allonce

MAYOR'S COMMENTS (Mayor Anthony Ford)

EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts)

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

• Citywide Development Authority Meeting, 2nd Tuesday of each month
6:00 p.m. - City Hall Levi Meeting Room (May 9)
• Main Street Advisory Board Meeting 2nd Friday of each month at 9:00
a.m. at the Welcome Center 130 M L King, Sr. Heritage Trail (May 12)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
Welcome Center 130 M L King, Sr. Heritage Trail (May 16)
• Youth Council Advisory Committee Meeting, 6:30 p.m. - 3rd Tuesday of
each month Levi Meeting Room - City Hall (May 16)
• Planning Commission Meeting, 6:30 p.m. - City Hall Council Chamber
4th Thursday of each month– (May 25)
• City Council Work Session Meeting, Last Tuesday of each month at
6:00 p.m. – City Hall Council (May 30)
• City Council Meeting, 2nd Monday of each month at 6:00 p.m. – City
Hall Council Chamber (Jun 12)

May 8, 2023 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 5

• Youth Council Meeting, 6:30 p.m. - 2nd Monday of each month - City
Hall Levi Meeting Room - City Hall (Jun 12)

UPCOMING CITY EVENTS/INITIATIVES

• Join us for Food Truck Tuesday from 5:30 p.m. to 8:30 p.m. at Clark
Community Park 111 Davis Rd. Lots and great food and activities for
everyone.
• Save the Date: Carrie May Hambrick Day, Saturday, May 13th. More
information to follow. Contact Councilman Thomas at 404-247-4972 for
more information.
• Join Councilman Thomas for the Don’t Trash Stockbridge centered
around education highlighting the causes and effects of Littering and
Illegal Dumping. More information to follow.
• Henry for Music (HFM) presents the ASEP Violin Classes and Music
Program of Cotton Indian, Red Oak, and Fairview Elementary Schools &
Students from the HFM Youth Orchestra United “Joy Through Music”
Spring Concert 2023 on Tuesday, May 16, 2023 at 7pm at the Merle
Manders Conference Center and will feature Mayor Pro Tem Barber on
violin.
• Honoring Veterans with a Continuous Salute all year long. Please send
your pictures of Veterans with their name, branch, rank and years of
service as Councilman Thomas sends a salute to honor Veterans all
year long. Please send pictures to rrawls@cityofstockbridge-ga.gov
• Join Mayor Pro Tem Barber for FREE Zumba every Saturday at 8:00
a.m. beginning May 6th at Gardner Community Park on E. Atlanta Rd.
• The City of Stockbridge Police Department is conducting a "Teddy Bear
Drive" to benefit our partners at the Georgia Center for Child Advocacy.
New and gently used teddy bears can be left at the Police Department
located at 4545 N. Henry Blvd. or scan the QR Code on the city's
website to purchase one from Amazon. Bears are used to comfort
children receiving services after significant incidents.

Get your tickets for the Maxwell concert taking place Mother’s Day weekend at
the Stockbridge Amphitheater on Saturday, May 13th, and Sunday May 14th.
Visit stockbridgeamp.com for more information on this concert and the 2023
Stockbridge Concert Series.

ADJOURNMENT

May 8, 2023 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
National Mental Health
Awareness Month
City Manager’s
FY 2024 Budget Process

Purpose for Meeting
• Get an understanding of Manager’s Budget Philosophy
• Learn about the Budget Process per the City Charter

• Discussion on Council’s Budget Priorities

• Outline the FY 2024 Budget Milestones to Adoption

City Council Stockbridge
S t ra t e g i c Priorities
Quality of Life Economic Growth
Create an environment Support activities that
that fosters an enjoyable stimulate the local
life for our citizens and economy, so the city can
visitors, so they want to provide a higher standard of
stay here, build living for the citizens
businesses here and
retire here

Sustainability
Culture and Brand
Development Be sustainable in how we
Invest in and support things that address our assets, our
positively affect the culture and
services, our finances, the
brand of our staff and the city so that
people will want to work and live here
environment, and our
people, so we can thrive for
many years to come
Budget Development Flowchart
Departments’
Develop Budget Calendar Project All Fund Proposed Expenditures
Revenues & Expenses

Submission to City Changes and Adjustments City Manager/Finance
Council on to Budget Requests Review

City Council Review/ Two Public Hearings Adoption of the Budget
Advertisement of Budget & on
Budget Open Houses 1st Meeting Dec 11, 2023

FY 2024 Budget Highlights
Set City Budget Priorities
Water and Sewer Implementation
Improvements to
infrastructure of All SPLOST
existing Parks
improvements Funded Projects

New Paving and
Street Downtown
sidewalks
Improvements Redevelopment
improvements

Rehabilitation of Funding for Funding for
Merle Manders Cultural Arts Stockbridge
Center Center Police 5
FY 2024 Budget Process Timeline
• May 5 - Distribute Budget worksheets
• May 10-11th – City Manager Budget Retreat
• June 2nd - Capital budgets due to City Manager & Finance Officer
• July 7th - Capital budget submission to City Council
• July 21 - Draft Budget Review by Manager & Finance Officer
• August 10-11th – Mayor & City Council Budget Retreat
• October 9th – Submit Final Draft Budget to Mayor and Council
• Public Hearings – November 13th & November 28th 2023
• December 11th - Budget Adoption @ City Council Meeting
Questions
Official Zoning & Overlay District Map Adoption #OZM‐2023‐01

TO: Mayor and City Council, City of Stockbridge

FROM: Brecca R. Carter, Director of Community Development

MEETING
DATE: Planning Commission: 4-27-2023; City Council 5-8-2023

SUBJECT: Adoption of Combined Official Zoning & Overlay District Map,
OZM-2023-01

I. PURPOSE

To consider Staff amendments to combine the Official Zoning Map & Overlay District Map
as a result of the Resolution and Referendum annexation method, voted upon during the
November 8, 2022 election. There are approximately 2223+/- new parcels to be added to
Stockbridge City boundaries, as indicated within House Bill 612, including but not limited
to 23 subdivision communities, 127 commercial/office/industrial and parcels primarily
consisting of over 1507+/- single-family residential parcels, etc.

The current Official Zoning Map & Overlay District Map would be repealed. The combined
Zoning & Overlay District areas would reflect on a single map showing the zoning of
annexed and current City properties along with the Parkway Mixed Use Overlay District
and Downtown Village Overlay District.

II. BACKGROUND

In January 2022, the proposal for an Annexation Referendum was introduced to the
Stockbridge City Council by Senators Brian Strickland and Emannuel Jones. At that time,
a proposal to annex 21,000+ new residents into the City was prepared. However, a
revision by the senators was prepared and was settled upon to annex 6,700+ residents
within the unincorporated Henry County area. Each would have the opportunity to vote
for or against the proposed annexation referendum on November 8, 2022.

Multiple public meetings were held by City leadership and Department heads at various
locations around the City and unincorporated areas to educate potential residents and
businesses on benefits of being annexed into the City. Please see the Annexation facts
sheet.

As a result of the November 8, 2022 election, the vote for the annexation passed.

City of Stockbridge Community Development; PC April 27, 2023 & CC 5‐8‐2023
Official Zoning & Overlay District Map Adoption #OZM‐2023‐01

In order to formalize this process to incorporate the incoming parcels, the Community
Development is requesting that a New Official Zoning & Overlay District Map be adopted.
Each parcel was assigned a comparable zoning to the Stockbridge City UDC zoning
district classifications, in accordance with state annexation law. Revisions to existing
Stockbridge parcels have not been made.

Below is a parcel by count use and the specific parcel numbers are enclosed:

Parcels by Council District:

CD 1: +/- 529 Parcels
CD 2: +/- 23 Parcels
CD 3: +/- 903 Parcels
CD 4: +/- 768 Parcels

IV. STAFF RECOMMENDATION

Community Development staff requests that the Planning Commission & City Council
approve one (1) combined Official Zoning & Overlay District map as proposed to aide in
the implementation of House Bill 61.

Attachments:
Proposed Official Zoning & Overlay District Map
Parcels Information

City of Stockbridge Community Development; PC April 27, 2023 & CC 5‐8‐2023
PROPOSED

Proposed Annexed Parcels - Zone To City of Stockbridge Zoning District Class
Henry
Council Proposed City Subdivision/
Parcel No. Cnty_Zonin Land Lot Land District Acreage
District Zoning (TO) Land Use
012-02008000 1 RR RA 41 District 12 RESIDENTIAL 2.48
012-02009000 1 RR RA 41 District 12 RESIDENTIAL 13.76
012-02015000 1 SR R2 42 District 12 RESIDENTIAL 2.51
012-02016000 1 RR RA 42 District 12 RESIDENTIAL 1.90
012-02017000 1 RR RA 42 District 12 RESIDENTIAL 2.21
012-02018000 1 RR RA 42 District 12 RESIDENTIAL 2.30
012-02019000 1 RR RA 42 District 12 RESIDENTIAL 2.01
012-02020001 1 SR R4 42 District 12 RESIDENTIAL 0.63
012-02021005 1 RR RA 42 District 12 RESIDENTIAL 0.99
012-02025000 1 RR RA 42 District 12 RESIDENTIAL 0.98
012-02026000 1 RR RA 42 District 12 RESIDENTIAL 1.12
012-02028000 1 RR RA 42 District 12 RESIDENTIAL 1.21
012-02028001 1 RR RA 42 District 12 RESIDENTIAL 1.16
012-02028002 1 RR RA 42 District 12 RESIDENTIAL 1.18
012-03015001 1 RR RA 41 District 12 RESIDENTIAL 0.73
012-03028000 1 RR RA 40 District 12 RESIDENTIAL 1.17
012-03029000 1 RR RA 40 District 12 RESIDENTIAL 18.36
012-03030000 1 RR RA 40 District 12 RESIDENTIAL 8.04
012-03031000 1 RR RA 41 District 12 RESIDENTIAL 1.41
012-03031001 1 RR RA 41 District 12 RESIDENTIAL 1.35
012-03032000 1 RR RA 41 District 12 RESIDENTIAL 2.49
012-03034000 1 RR RA 41 District 12 RESIDENTIAL 2.61
012-03035000 1 RR RA 41 District 12 RESIDENTIAL 0.94
012-03036000 1 RR RA 41 District 12 RESIDENTIAL 4.00
012-03036005 1 RR RA 41 District 12 RESIDENTIAL 0.95
012-03037000 1 RR RA 40 District 12 RESIDENTIAL 2.73
012-03038000 1 RR RA 40 District 12 RESIDENTIAL 2.91
012-03039000 1 RR RA 40 District 12 RESIDENTIAL 2.84
012-03040000 1 RR RA 40 District 12 RESIDENTIAL 3.01
012-03041000 1 RR RA 40 District 12 RESIDENTIAL 2.17
012-03042000 1 RR RA 40 District 12 RESIDENTIAL 2.45
012-03043000 1 RR RA 40 District 12 RESIDENTIAL 2.70
012-03044000 1 RR RA 40 District 12 RESIDENTIAL 2.73
012-03045000 1 RR RA 40 District 12 RESIDENTIAL 2.81
012-03046000 1 RR RA 40 District 12 RESIDENTIAL 2.87
012-03047000 1 RR RA 41 District 12 RESIDENTIAL 2.91
012-03050000 1 RR RA 41 District 12 RESIDENTIAL 3.04
012-03051001 1 RR RA 41 District 12 RESIDENTIAL 0.57
012-03052000 1 RR RA 41 District 12 RESIDENTIAL 4.02
012-03053000 1 RR RA 41 District 12 RESIDENTIAL 3.84
012-03054000 1 RR RA 41 District 12 RESIDENTIAL 2.04
012-03055000 1 RR RA 41 District 12 RESIDENTIAL 1.90
012-03056000 1 RR RA 41 District 12 RESIDENTIAL 1.22
012-03057000 1 RR RA 41 District 12 RESIDENTIAL 1.29
012-03058000 1 RR RA 41 District 12 RESIDENTIAL 3.24
012-03059000 1 RR RA 41 District 12 RESIDENTIAL 2.18
012-03061000 1 RR RA 41 District 12 RESIDENTIAL 1.85
012-03061001 1 RR RA 41 District 12 RESIDENTIAL 2.37
012-03062000 1 RR RA 41 District 12 RESIDENTIAL 1.72
012-03063000 1 RR RA 41 District 12 RESIDENTIAL 1.56
012-03064000 1 RR RA 41 District 12 RESIDENTIAL 1.91
012-03066000 1 RR RA 41 District 12 RESIDENTIAL 2.51
012-03067000 1 RR RA 41 District 12 RESIDENTIAL 3.44
012-03070001 1 RR RA 41 District 12 RESIDENTIAL 0.64
012-03071000 1 RR RA 41 District 12 RESIDENTIAL 4.02
012-03072000 1 RR RA 41 District 12 RESIDENTIAL 1.89
012-03073000 1 RR RA 41 District 12 RESIDENTIAL 2.10

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 1

012-03074000 1 RR RA 41 District 12 RESIDENTIAL 2.51
012-03075000 1 RR RA 41 District 12 RESIDENTIAL 1.38
012-03076000 1 RR RA 41 District 12 RESIDENTIAL 1.33
012-03077000 1 RR RA 41 District 12 RESIDENTIAL 1.69
012-03078000 1 RR RA 41 District 12 RESIDENTIAL 0.97
012-03078001 1 RR RA 41 District 12 RESIDENTIAL 0.82
012-03079000 1 RR RA 41 District 12 RESIDENTIAL 2.15
012A01039000 1 SR R3 42 District 12 SPIVEY RIDGE 0.43
012A01040000 1 SR R3 42 District 12 SPIVEY RIDGE 0.40
012A01041000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01042000 1 SR R3 42 District 12 SPIVEY RIDGE 0.40
012A01043000 1 SR R3 42 District 12 SPIVEY RIDGE 0.45
012A01044000 1 SR R3 42 District 12 SPIVEY RIDGE 0.54
012A01045000 1 SR R3 42 District 12 SPIVEY RIDGE 0.52
012A01046000 1 SR R3 42 District 12 SPIVEY RIDGE 0.51
012A01047000 1 SR R3 42 District 12 SPIVEY RIDGE 0.80
012A01048000 1 SR R3 42 District 12 SPIVEY RIDGE 0.48
012A01049000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01050000 1 SR R3 42 District 12 SPIVEY RIDGE 0.44
012A01051000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01052000 1 SR R3 42 District 12 SPIVEY RIDGE 0.53
012A01053000 1 SR R3 42 District 12 SPIVEY RIDGE 0.53
012A01054000 1 SR R3 42 District 12 SPIVEY RIDGE 0.43
012A01055000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01056000 1 SR R3 42 District 12 SPIVEY RIDGE 0.50
012A01057000 1 SR R3 42 District 12 SPIVEY RIDGE 0.80
012A01058000 1 SR R3 42 District 12 SPIVEY RIDGE 0.53
012A01059000 1 SR R3 42 District 12 SPIVEY RIDGE 0.51
012A01060000 1 SR R3 42 District 12 SPIVEY RIDGE 0.58
012A01061000 1 SR R3 42 District 12 SPIVEY RIDGE 0.43
012A01062000 1 SR R3 42 District 12 SPIVEY RIDGE 0.50
012A01063000 1 SR R3 42 District 12 SPIVEY RIDGE 0.53
012A01064000 1 SR R3 42 District 12 SPIVEY RIDGE 0.49
012A01065000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01066000 1 SR R3 42 District 12 SPIVEY RIDGE 0.49
012A01067000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01068000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01069000 1 SR R3 42 District 12 SPIVEY RIDGE 0.40
012A01070000 1 SR R3 42 District 12 SPIVEY RIDGE 0.47
012A01071000 1 SR R3 42 District 12 SPIVEY RIDGE 0.40
012A01072000 1 SR R3 42 District 12 SPIVEY RIDGE 0.43
012A01073000 1 SR R3 42 District 12 SPIVEY RIDGE 0.48
012A01074000 1 SR R3 42 District 12 SPIVEY RIDGE 0.40
012A01075000 1 SR R3 42 District 12 SPIVEY RIDGE 0.40
012A01076000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01077000 1 SR R3 42 District 12 SPIVEY RIDGE 0.40
012A01078000 1 SR R3 42 District 12 SPIVEY RIDGE 0.63
012A01079000 1 SR R3 42 District 12 SPIVEY RIDGE 0.47
012A01080000 1 SR R3 42 District 12 SPIVEY RIDGE 0.68
012A01081000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01082000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01083000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01084000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01085000 1 SR R3 42 District 12 SPIVEY RIDGE 0.45
012A01086000 1 SR R3 42 District 12 SPIVEY RIDGE 0.45
012A01087000 1 SR R3 42 District 12 SPIVEY RIDGE 0.48
012A01088000 1 SR R3 42 District 12 SPIVEY RIDGE 0.43
012A01089000 1 SR R3 42 District 12 SPIVEY RIDGE 0.50
012A01090000 1 SR R3 42 District 12 SPIVEY RIDGE 0.40
012A01091000 1 SR R3 42 District 12 SPIVEY RIDGE 0.60
012A01092000 1 SR R3 42 District 12 SPIVEY RIDGE 0.61

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 2

012A01093000 1 SR R3 42 District 12 SPIVEY RIDGE 0.49
012A01094000 1 SR R3 42 District 12 SPIVEY RIDGE 0.61
012A01095000 1 SR R3 42 District 12 SPIVEY RIDGE 0.47
012A01096000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01097000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01098000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01099000 1 SR R3 42 District 12 SPIVEY RIDGE 0.44
012A01100000 1 SR R3 42 District 12 SPIVEY RIDGE 0.54
012A01101000 1 SR R3 42 District 12 SPIVEY RIDGE 0.68
012A01102000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01103000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01104000 1 SR R3 42 District 12 SPIVEY RIDGE 0.43
012A01105000 1 SR R3 42 District 12 SPIVEY RIDGE 0.46
012A01106000 1 SR R3 42 District 12 SPIVEY RIDGE 0.45
012A01107000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01108000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01109000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01110000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01111000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01112000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01113000 1 SR R3 42 District 12 SPIVEY RIDGE 0.66
012A01114000 1 SR R3 42 District 12 SPIVEY RIDGE 0.50
012A01115000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01116000 1 SR R3 42 District 12 SPIVEY RIDGE 0.47
012A01117000 1 SR R3 42 District 12 SPIVEY RIDGE 0.59
012A01118000 1 SR R3 42 District 12 SPIVEY RIDGE 0.43
012A01119000 1 SR R3 42 District 12 SPIVEY RIDGE 0.40
012A01120000 1 SR R3 42 District 12 SPIVEY RIDGE 0.43
012A01121000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01122000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01123000 1 SR R3 42 District 12 SPIVEY RIDGE 0.43
012A01124000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01125000 1 SR R3 42 District 12 SPIVEY RIDGE 0.53
012A01126000 1 SR R3 42 District 12 SPIVEY RIDGE 0.47
012A01127000 1 SR R3 42 District 12 SPIVEY RIDGE 0.43
012A01128000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01129000 1 SR R3 42 District 12 SPIVEY RIDGE 0.46
012A01130000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01131000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01132000 1 SR R3 42 District 12 SPIVEY RIDGE 0.41
012A01133000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01134000 1 SR R3 42 District 12 SPIVEY RIDGE 0.42
012A01135000 1 SR R3 42 District 12 SPIVEY RIDGE 0.40
012A01136000 1 SR R3 42 District 12 SPIVEY RIDGE 0.53
012A01137000 1 SR R3 42 District 12 SPIVEY RIDGE 0.45
012A01138000 1 SR R3 42 District 12 SPIVEY RIDGE 0.43
012A01139000 1 SR R3 42 District 12 SPIVEY RIDGE 0.46
012A01140000 1 SR R3 42 District 12 SPIVEY RIDGE 0.44
012A01141000 1 SR R3 42 District 12 SPIVEY RIDGE 0.43
012A01142000 1 SR R3 42 District 12 SPIVEY RIDGE 0.44
012A01143000 1 SR R3 42 District 12 SPIVEY RIDGE 0.43
012B01001000 1 SR R3 42 District 12 SPIVEY GLEN 0.45
012B01002000 1 SR R3 42 District 12 SPIVEY GLEN 0.34
012B01003000 1 SR R3 42 District 12 SPIVEY GLEN 0.44
012B01004000 1 SR R3 42 District 12 SPIVEY GLEN 0.43
012B01005000 1 SR R3 42 District 12 SPIVEY GLEN 0.43
012B01006000 1 SR R3 42 District 12 SPIVEY GLEN 0.35
012B01007000 1 SR R3 42 District 12 SPIVEY GLEN 0.29
012B01008000 1 SR R3 42 District 12 SPIVEY GLEN 0.47
012B01009000 1 SR R3 42 District 12 SPIVEY GLEN 0.59
012B01010000 1 SR R3 42 District 12 SPIVEY GLEN 0.46

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 3

012B01011000 1 SR R3 42 District 12 SPIVEY GLEN 0.50
012B01012000 1 SR R3 42 District 12 SPIVEY GLEN 0.45
012B01013000 1 SR R3 42 District 12 SPIVEY GLEN 0.47
012B01014000 1 SR R3 42 District 12 SPIVEY GLEN 0.46
012B01015000 1 SR R3 42 District 12 SPIVEY GLEN 0.41
012B01016000 1 SR R3 42 District 12 SPIVEY GLEN 0.40
012B01017000 1 SR R3 42 District 12 SPIVEY GLEN 0.56
012B01018000 1 SR R3 42 District 12 SPIVEY GLEN 0.45
012B01019000 1 SR R3 42 District 12 SPIVEY GLEN 0.42
012B01020000 1 SR R3 42 District 12 SPIVEY GLEN 0.41
012B01021000 1 SR R3 42 District 12 SPIVEY GLEN 0.58
012B01022000 1 SR R3 42 District 12 SPIVEY GLEN 0.53
012B01023000 1 SR R3 42 District 12 SPIVEY GLEN 1.04
012B01024000 1 SR R3 42 District 12 SPIVEY GLEN 0.95
012B01025000 1 SR R3 42 District 12 SPIVEY GLEN 0.89
012B01026000 1 SR R3 42 District 12 SPIVEY GLEN 0.86
012B01027000 1 SR R3 42 District 12 SPIVEY GLEN 0.67
012B01028000 1 SR R3 41 District 12 SPIVEY GLEN 0.40
012B01029000 1 SR R3 41 District 12 SPIVEY GLEN 0.48
012B01030000 1 SR R3 41 District 12 SPIVEY GLEN 0.52
012B01031000 1 SR R3 41 District 12 SPIVEY GLEN 0.50
012B01032000 1 SR R3 42 District 12 SPIVEY GLEN 0.45
012B01033000 1 SR R3 42 District 12 SPIVEY GLEN 0.42
012B01034000 1 SR R3 42 District 12 SPIVEY GLEN 0.41
012B01035000 1 SR R3 42 District 12 SPIVEY GLEN 0.42
012B01036000 1 SR R3 42 District 12 SPIVEY GLEN 0.53
012B01037000 1 SR R4 42 District 12 SPIVEY GLEN 0.77
012B01038000 1 SR R4 42 District 12 SPIVEY GLEN 0.37
012B01039000 1 SR R3 42 District 12 SPIVEY GLEN 0.44
012B01040000 1 SR R3 42 District 12 SPIVEY GLEN 0.49
012B01041000 1 SR R3 42 District 12 SPIVEY GLEN 0.55
012B01042000 1 SR R3 42 District 12 SPIVEY GLEN 0.55
012B01043000 1 SR R3 42 District 12 SPIVEY GLEN 0.52
012B01044000 1 SR R3 42 District 12 SPIVEY GLEN 0.43
012B01045000 1 SR R3 42 District 12 SPIVEY GLEN 0.49
012B01046000 1 SR R3 42 District 12 SPIVEY GLEN 0.41
012B01047000 1 SR R3 42 District 12 SPIVEY GLEN 0.50
012B01048000 1 SR R3 42 District 12 SPIVEY GLEN 0.50
012B01049000 1 SR R3 42 District 12 SPIVEY GLEN 0.43
012B01050000 1 SR R3 42 District 12 SPIVEY GLEN 0.42
012B01051000 1 SR R3 42 District 12 SPIVEY GLEN 0.52
012B01052000 1 SR R3 42 District 12 SPIVEY GLEN 0.54
012B01053000 1 SR R3 42 District 12 SPIVEY GLEN 0.44
012B01054000 1 SR R3 41 District 12 SPIVEY GLEN 0.48
012B01055000 1 SR R3 41 District 12 SPIVEY GLEN 0.39
012B01056000 1 SR R3 41 District 12 SPIVEY GLEN 0.44
012B01057000 1 SR R3 41 District 12 SPIVEY GLEN 0.45
012B01058000 1 SR R3 41 District 12 SPIVEY GLEN 0.39
012B01059000 1 SR R3 41 District 12 SPIVEY GLEN 0.36
012B01060000 1 SR R3 41 District 12 SPIVEY GLEN 0.40
012B01061000 1 SR R3 41 District 12 SPIVEY GLEN 0.52
012B01062000 1 SR R3 41 District 12 SPIVEY GLEN 0.61
012B01063000 1 SR R3 41 District 12 SPIVEY GLEN 0.61
012B01064000 1 SR R3 41 District 12 SPIVEY GLEN 0.65
012B01065000 1 SR R3 41 District 12 SPIVEY GLEN 0.60
012B01066000 1 SR R3 41 District 12 SPIVEY GLEN 0.45
012B01067000 1 SR R3 42 District 12 SPIVEY GLEN 0.43
012B01068000 1 SR R3 42 District 12 SPIVEY GLEN 0.43
012B01069000 1 SR R3 42 District 12 SPIVEY GLEN 0.44
012B01070000 1 SR R3 42 District 12 SPIVEY GLEN 0.44
012B01071000 1 SR R3 42 District 12 SPIVEY GLEN 0.44

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 4

012B01072000 1 SR R3 42 District 12 SPIVEY GLEN 0.46
012B01073000 1 SR R3 42 District 12 SPIVEY GLEN 0.42
012B01074000 1 SR R3 42 District 12 SPIVEY GLEN 0.41
012B01075000 1 SR R3 42 District 12 SPIVEY GLEN 0.44
012B01076000 1 SR R3 42 District 12 SPIVEY GLEN 0.68
012B01077000 1 SR R3 42 District 12 SPIVEY GLEN 0.63
012B01078000 1 SR R3 42 District 12 SPIVEY GLEN 0.63
012B01079000 1 SR R3 42 District 12 SPIVEY GLEN 0.41
012B01080000 1 SR R3 42 District 12 SPIVEY GLEN 0.45
012B01081000 1 SR R3 42 District 12 SPIVEY GLEN 0.41
012B01082000 1 SR R3 42 District 12 SPIVEY GLEN 0.42
012B01083000 1 SR R3 42 District 12 SPIVEY GLEN 0.43
012B01084000 1 SR R3 42 District 12 SPIVEY GLEN 0.54
012B01085000 1 SR R3 42 District 12 SPIVEY GLEN 0.45
012B01086000 1 SR R3 42 District 12 SPIVEY GLEN 0.42
012B01087000 1 SR R3 42 District 12 SPIVEY GLEN 0.40
012B01088000 1 SR R3 41 District 12 SPIVEY GLEN 0.47
012B01089000 1 SR R3 41 District 12 SPIVEY GLEN 0.45
012B01091000 1 SR R3 41 District 12 SPIVEY GLEN 0.42
012B01092000 1 SR R3 41 District 12 SPIVEY GLEN 0.42
012B01093000 1 SR R3 41 District 12 SPIVEY GLEN 0.39
012B01094000 1 SR R3 41 District 12 SPIVEY GLEN 0.37
012B01095000 1 SR R3 41 District 12 SPIVEY GLEN 0.38
012B01096000 1 SR R3 41 District 12 SPIVEY GLEN 0.47
012B01097000 1 SR R3 41 District 12 SPIVEY GLEN 0.51
012B01098000 1 SR R3 41 District 12 SPIVEY GLEN 0.46
012B01099000 1 SR R3 41 District 12 SPIVEY GLEN 0.67
012B01100000 1 SR R3 41 District 12 SPIVEY GLEN 0.54
012B01101000 1 SR R3 41 District 12 SPIVEY GLEN 0.68
012B01102000 1 SR R3 41 District 12 SPIVEY GLEN 0.58
012B01103000 1 SR R3 41 District 12 SPIVEY GLEN 0.72
012B01104000 1 SR R3 41 District 12 SPIVEY GLEN 0.59
012B01105000 1 SR R3 41 District 12 SPIVEY GLEN 0.50
012B01106000 1 SR R3 41 District 12 SPIVEY GLEN 0.50
012B01107000 1 SR R3 41 District 12 SPIVEY GLEN 0.52
012B01108000 1 SR R3 42 District 12 SPIVEY GLEN 0.48
012B01109000 1 SR R3 42 District 12 SPIVEY GLEN 0.48
012B01110000 1 SR R3 42 District 12 SPIVEY GLEN 0.43
012B01111000 1 SR R3 42 District 12 SPIVEY GLEN 0.43
012B01112000 1 SR R3 42 District 12 SPIVEY GLEN 0.44
012B01113000 1 SR R3 42 District 12 SPIVEY GLEN 0.41
012B01114000 1 SR R3 42 District 12 SPIVEY GLEN 0.43
012B01115000 1 SR R3 42 District 12 SPIVEY GLEN 0.39
012B01116000 1 SR R3 42 District 12 SPIVEY GLEN 0.48
012B01117000 1 SR R3 42 District 12 SPIVEY GLEN 0.71
012B01118000 1 SR R3 42 District 12 SPIVEY GLEN 0.56
012B01119000 1 SR R3 42 District 12 SPIVEY GLEN 0.42
012B01120000 1 SR R3 41 District 12 SPIVEY GLEN 0.39
012B01121000 1 SR R3 41 District 12 SPIVEY GLEN 0.51
012B01122000 1 SR R3 41 District 12 SPIVEY GLEN 0.46
012B01123000 1 SR R3 41 District 12 SPIVEY GLEN 0.49
012B01124000 1 SR R3 41 District 12 SPIVEY GLEN 0.44
012B01125000 1 SR R3 41 District 12 SPIVEY GLEN 0.62
012B01126000 1 SR R3 41 District 12 SPIVEY GLEN 0.54
012B01127000 1 SR R3 41 District 12 SPIVEY GLEN 0.71
012B01128000 1 SR R3 41 District 12 SPIVEY GLEN 0.50
012B01129000 1 SR R3 41 District 12 SPIVEY GLEN 0.46
012B01130000 1 SR R3 41 District 12 SPIVEY GLEN 0.40
012B01131000 1 SR R3 41 District 12 SPIVEY GLEN 0.43
012B01132000 1 SR R3 41 District 12 SPIVEY GLEN 0.44
012B01133000 1 SR R3 41 District 12 SPIVEY GLEN 0.44

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 5

012B01134000 1 SR R3 42 District 12 SPIVEY GLEN 0.46
012B01135000 1 SR R3 41 District 12 SPIVEY GLEN 0.72
012B01136000 1 SR R3 41 District 12 SPIVEY GLEN 0.46
012B01137000 1 SR R3 41 District 12 SPIVEY GLEN 0.47
012B01138000 1 SR R3 41 District 12 SPIVEY GLEN 0.67
012B01139000 1 SR R3 41 District 12 SPIVEY GLEN 0.73
012B01140000 1 SR R3 41 District 12 SPIVEY GLEN 0.60
012B01141000 1 SR R3 41 District 12 SPIVEY GLEN 0.34
012B01142000 1 SR R3 41 District 12 SPIVEY GLEN 0.57
012B01143000 1 SR R3 41 District 12 SPIVEY GLEN 0.74
012B01144000 1 SR R3 41 District 12 SPIVEY GLEN 0.76
012B01145000 1 SR R3 41 District 12 SPIVEY GLEN 0.49
012B01146000 1 SR R3 41 District 12 SPIVEY GLEN 0.40
012B01147000 1 SR R3 41 District 12 SPIVEY GLEN 0.40
012B01148000 1 SR R3 41 District 12 SPIVEY GLEN 0.43
012B01149000 1 SR R3 41 District 12 SPIVEY GLEN 0.47
012B01150000 1 SR R3 41 District 12 SPIVEY GLEN 0.45
012B01151000 1 SR R3 41 District 12 SPIVEY GLEN 0.47
012B01152000 1 SR R3 41 District 12 SPIVEY GLEN 0.49
012B01153000 1 SR R3 41 District 12 SPIVEY GLEN 0.44
012B01154000 1 SR R3 41 District 12 SPIVEY GLEN 0.44
012B01155000 1 SR R3 41 District 12 SPIVEY GLEN 0.43
012B01156000 1 SR R3 41 District 12 SPIVEY GLEN 0.41
012B01157000 1 SR R3 41 District 12 SPIVEY GLEN 0.41
012B01158000 1 SR R3 41 District 12 SPIVEY GLEN 0.41
012B01159000 1 SR R3 41 District 12 SPIVEY GLEN 0.45
012B01160000 1 SR R3 41 District 12 SPIVEY GLEN 0.43
012B01161000 1 SR R3 41 District 12 SPIVEY GLEN 0.43
012B01162000 1 SR R3 41 District 12 SPIVEY GLEN 0.42
012B01163000 1 SR R3 41 District 12 SPIVEY GLEN 0.43
012B01164000 1 SR R3 41 District 12 SPIVEY GLEN 0.40
012B01165000 1 SR R3 41 District 12 SPIVEY GLEN 0.44
012B01166000 1 SR R3 41 District 12 SPIVEY GLEN 0.41
012B01167000 1 SR R3 41 District 12 SPIVEY GLEN 0.42
012B01168000 1 SR R3 41 District 12 SPIVEY GLEN 0.42
012B01169000 1 SR R3 41 District 12 SPIVEY GLEN 0.42
012B01170000 1 SR R3 41 District 12 SPIVEY GLEN 0.49
012B01171000 1 SR R3 41 District 12 SPIVEY GLEN 0.62
012B01172000 1 SR R3 41 District 12 SPIVEY GLEN 0.75
012B01173000 1 SR R3 41 District 12 SPIVEY GLEN 0.71
012B01174000 1 SR R3 41 District 12 SPIVEY GLEN 0.74
012B01175000 1 SR R3 41 District 12 SPIVEY GLEN 0.82
012B01176000 1 SR R3 41 District 12 SPIVEY GLEN 1.13
012B01177000 1 SR R3 41 District 12 SPIVEY GLEN 1.38
012B01178000 1 SR R3 41 District 12 SPIVEY GLEN 0.62
012B01179000 1 SR R3 41 District 12 SPIVEY GLEN 0.45
012B01180000 1 SR R3 41 District 12 SPIVEY GLEN 0.53
012B01181000 1 SR R3 41 District 12 SPIVEY GLEN 0.46
012B01182000 1 SR R3 41 District 12 SPIVEY GLEN 0.50
012B01183000 1 SR R3 41 District 12 SPIVEY GLEN 0.41
012B01184000 1 SR R3 41 District 12 SPIVEY GLEN 0.45
012B01185000 1 SR R3 41 District 12 SPIVEY GLEN 0.43
012B01186000 1 SR R3 41 District 12 SPIVEY GLEN 0.41
012C01001000 1 SR R3 55 District 12 GLEN DEVON 0.47
012C01002000 1 SR R3 55 District 12 GLEN DEVON 0.36
012C01003000 1 SR R3 55 District 12 GLEN DEVON 0.34
012C01004000 1 SR R3 55 District 12 GLEN DEVON 0.39
012C01005000 1 SR R3 55 District 12 GLEN DEVON 0.39
012C01006000 1 SR R3 55 District 12 GLEN DEVON 0.34
012C01007000 1 SR R3 55 District 12 GLEN DEVON 0.38
012C01008000 1 SR R3 55 District 12 GLEN DEVON 0.38

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 6

012C01009000 1 SR R3 55 District 12 GLEN DEVON 0.34
012C01010000 1 SR R3 55 District 12 GLEN DEVON 0.42
012C01011000 1 SR R3 55 District 12 GLEN DEVON 0.38
012C01012000 1 SR R3 55 District 12 GLEN DEVON 0.48
012C01013000 1 SR R3 55 District 12 GLEN DEVON 0.66
012C01014000 1 SR R3 55 District 12 GLEN DEVON 0.46
012C01015000 1 SR R3 55 District 12 GLEN DEVON 0.66
012C01016000 1 SR R3 55 District 12 GLEN DEVON 0.56
012C01017000 1 SR R3 55 District 12 GLEN DEVON 0.48
012C01018000 1 SR R3 55 District 12 GLEN DEVON 0.63
012C01019000 1 SR R3 55 District 12 GLEN DEVON 1.39
012C01020000 1 SR R3 55 District 12 GLEN DEVON 1.02
012C01021000 1 SR R3 55 District 12 GLEN DEVON 0.45
012C01022000 1 SR R3 55 District 12 GLEN DEVON 0.48
012C01023000 1 SR R3 55 District 12 GLEN DEVON 0.51
012C01024000 1 SR R3 55 District 12 GLEN DEVON 0.45
012C01025000 1 SR R3 55 District 12 GLEN DEVON 0.79
012C01025005 1 SR R3 55 District 12 GLEN DEVON 1.87
012C01026000 1 SR R3 55 District 12 GLEN DEVON 0.42
012C01027000 1 SR R3 55 District 12 GLEN DEVON 0.39
012C01028000 1 SR R3 55 District 12 GLEN DEVON 0.44
012C01029000 1 SR R3 55 District 12 GLEN DEVON 0.50
012C01030000 1 SR R3 55 District 12 GLEN DEVON 0.47
012C01031000 1 SR R3 55 District 12 GLEN DEVON 0.44
012C01032000 1 SR R3 55 District 12 GLEN DEVON 0.45
012C01033000 1 SR R3 55 District 12 GLEN DEVON 0.46
012C01034000 1 SR R3 55 District 12 GLEN DEVON 0.46
012C01035000 1 SR R3 55 District 12 GLEN DEVON 0.47
012C01036000 1 SR R3 55 District 12 GLEN DEVON 0.44
012C01037000 1 SR R3 55 District 12 GLEN DEVON 0.48
012C01038000 1 SR R3 55 District 12 GLEN DEVON 0.73
012E01001000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.48
012E01002000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.42
012E01003000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.41
012E01004000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.43
012E01005000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.45
012E01006000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.41
012E01007000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.41
012E01008000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.41
012E01009000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.42
012E01010000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.42
012E01011000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.47
012E01012000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.45
012E01013000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.42
012E01014000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.45
012E01015000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.49
012E01100000 1 SR R4 42 District 12 ANDING @ SPIVEY 0.59
013-01001000 1 RR RA 24 District 12 RESIDENTIAL 4.88
013-01002000 1 RR RA 24 District 12 RESIDENTIAL 4.21
013-01003000 1 RR RA 24 District 12 RESIDENTIAL 4.36
013-01004000 1 RR RA 24 District 12 RESIDENTIAL 5.91
013-01006000 1 RR RA 24 District 12 RESIDENTIAL 2.26
013-01006005 1 RR RA 24 District 12 RESIDENTIAL 2.03
013-01007000 1 RR RA 24 District 12 RESIDENTIAL 3.85
013-01007001 1 RR RA 24 District 12 RESIDENTIAL 2.07
013-01008000 1 RR RA 24 District 12 RESIDENTIAL 1.69
013-01010000 1 RR RA 24 District 12 RESIDENTIAL 3.87
013-01011000 1 RR RA 24 District 12 RESIDENTIAL 3.26
013-01012000 1 RR RA 24 District 12 RESIDENTIAL 1.09
013-01012005 1 RR RA 24 District 12 RESIDENTIAL 0.94
013-01013000 1 RR RA 24 District 12 RESIDENTIAL 1.88

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 7

013-01014000 1 RR RA 24 District 12 RESIDENTIAL 1.36
013-01015000 1 RR RA 24 District 12 RESIDENTIAL 1.53
013-01016000 1 RR RA 24 District 12 RESIDENTIAL 1.74
013-01016001 1 RR RA 24 District 12 RESIDENTIAL 1.41
013-01016002 1 RR RA 24 District 12 RESIDENTIAL 1.63
013-01016003 1 RR RA 24 District 12 RESIDENTIAL 1.41
013-01016005 1 RR RA 24 District 12 RESIDENTIAL 3.56
013-01016006 1 RR RA 24 District 12 RESIDENTIAL 1.04
013-01017000 1 RR RA 24 District 12 RESIDENTIAL 1.24
013-01018000 1 SR R1 24 District 12 RESIDENTIAL 5.33
013-01020000 1 RR RA 24 District 12 RESIDENTIAL 1.45
013-01021000 1 RR RA 24 District 12 RESIDENTIAL 0.87
013-01022000 1 RR RA 24 District 12 RESIDENTIAL 0.68
013-01024000 1 RR RA 24 District 12 RESIDENTIAL 2.07
013-01026000 1 RR RA 24 District 12 RESIDENTIAL 1.24
013-01027000 1 RR RA 24 District 12 RESIDENTIAL 1.09
013-01028000 1 RR RA 24 District 12 RESIDENTIAL 0.87
013-01029000 1 RR RA 24 District 12 RESIDENTIAL 0.93
013A01002000 1 SR R1 8 District 12 MANDERLY 1.10
013A01003000 1 SR R1 8 District 12 MANDERLY 1.22
013A01004000 1 SR R1 8 District 12 MANDERLY 1.13
013A01005000 1 SR R1 8 District 12 MANDERLY 1.14
013A01006000 1 SR R1 8 District 12 MANDERLY 1.06
013A01007000 1 SR R1 8 District 12 MANDERLY 1.10
013A01008000 1 SR R1 8 District 12 MANDERLY 1.14
013A01009000 1 SR R1 8 District 12 MANDERLY 1.29
013A01010000 1 SR R1 8 District 12 MANDERLY 1.09
013A01011000 1 SR R1 8 District 12 MANDERLY 1.21
013A01012000 1 SR R1 8 District 12 MANDERLY 1.27
013A01013000 1 SR R1 8 District 12 MANDERLY 1.29
013A01014000 1 SR R1 8 District 12 MANDERLY 1.31
013A01015000 1 SR R1 8 District 12 MANDERLY 1.93
013A01016000 1 SR R1 25 District 12 MANDERLY 1.18
013A01017000 1 SR R1 25 District 12 MANDERLY 0.93
013A01018000 1 SR R1 25 District 12 MANDERLY 1.04
013A01019000 1 SR R1 25 District 12 MANDERLY 1.47
013A01020001 1 SR R1 25 District 12 MANDERLY 1.17
013A01021000 1 SR R1 25 District 12 MANDERLY 1.67
013A01022000 1 SR R1 25 District 12 MANDERLY 1.30
013A01023000 1 SR R1 8 District 12 MANDERLY 2.00
013A01024000 1 SR R1 9 District 12 MANDERLY 1.31
013A01024001 1 SR R1 9 District 12 MANDERLY 1.16
013A01025000 1 SR R1 24 District 12 MANDERLY 1.02
013A01026000 1 SR R1 24 District 12 MANDERLY 1.02
013A01027000 1 SR R1 24 District 12 MANDERLY 1.01
013A01028000 1 SR R1 24 District 12 MANDERLY 1.38
013A01029000 1 SR R1 25 District 12 MANDERLY 1.20
013A01030000 1 SR R1 25 District 12 MANDERLY 1.48
013A01031000 1 SR R1 25 District 12 MANDERLY 1.08
013A01032000 1 SR R1 25 District 12 MANDERLY 1.04
013A01033000 1 SR R1 25 District 12 MANDERLY 1.11
013A01034000 1 SR R1 25 District 12 MANDERLY 1.08
013A01035000 1 SR R1 25 District 12 MANDERLY 1.44
013A01036000 1 SR R1 25 District 12 MANDERLY 1.32
013A01037000 1 SR R1 25 District 12 MANDERLY 0.95
013A01038000 1 SR R1 25 District 12 MANDERLY 1.24
013A01039000 1 SR R1 8 District 12 MANDERLY 0.95
013A01040000 1 SR R1 9 District 12 MANDERLY 1.03
013A01041000 1 SR R1 9 District 12 MANDERLY 1.22
013A01042000 1 SR R1 9 District 12 MANDERLY 1.37
013A01043000 1 SR R1 9 District 12 MANDERLY 1.41

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 8

013A01044000 1 SR R1 9 District 12 MANDERLY 2.08
013A01045000 1 SR R1 9 District 12 MANDERLY 1.08
013A01046000 1 SR R1 9 District 12 MANDERLY 1.40
013A01047000 1 SR R1 8 District 12 MANDERLY 1.50
013A01048000 1 SR R1 8 District 12 MANDERLY 2.02
013A01049000 1 SR R1 9 District 12 MANDERLY 1.43
013A01050000 1 SR R1 9 District 12 MANDERLY 1.02
013A01051000 1 SR R1 9 District 12 MANDERLY 1.46
013A01052000 1 SR R1 9 District 12 MANDERLY 0.99
013A01053000 1 SR R1 9 District 12 MANDERLY 1.04
013A01054000 1 SR R1 9 District 12 MANDERLY 0.95
013A01055000 1 SR R1 9 District 12 MANDERLY 1.41
013A01056000 1 SR R1 9 District 12 MANDERLY 1.13
013A01057000 1 SR R1 9 District 12 MANDERLY 1.07
013A01058000 1 SR R1 9 District 12 MANDERLY 1.13
013A01059000 1 SR R1 9 District 12 MANDERLY 1.76
013A01060000 1 SR R1 9 District 12 MANDERLY 0.97
013A01061000 1 SR R1 9 District 12 MANDERLY 2.54
013A01063000 1 SR R3 9 District 12 MANDERLY 1.39
013A01063001 1 SR R3 9 District 12 MANDERLY 1.37
013A01063003 1 SR R3 9 District 12 MANDERLY 1.08
013A01063005 1 SR R3 9 District 12 MANDERLY 1.39
013A01063006 1 SR R3 9 District 12 MANDERLY 0.86
013A01127000 1 SR R1 9 District 12 MANDERLY 1.22
013A01128000 1 SR R1 9 District 12 MANDERLY 0.92
013A01128005 1 SR R1 9 District 12 MANDERLY 1.18
013A01129000 1 SR R1 9 District 12 MANDERLY 1.14
013A01131000 1 SR R1 9 District 12 MANDERLY 2.26
013A01132000 1 SR R1 9 District 12 MANDERLY 1.08
013A01133000 1 SR R1 9 District 12 MANDERLY 1.05
013A01134000 1 SR R1 9 District 12 MANDERLY 0.95
013A01135000 1 SR R1 9 District 12 MANDERLY 1.47
013A01136000 1 SR R1 9 District 12 MANDERLY 1.04
013A01137000 1 SR R1 9 District 12 MANDERLY 1.10
013A01138000 1 SR R1 9 District 12 MANDERLY 1.20
028-01019000 4 RR RA 103 District 12 RESIDENTIAL 36.24
028-01020000 GA 4 RR RA 103 District 12 RESIDENTIAL 77.43
028-01021000 GA 4 RR RA 102 District 12 RESIDENTIAL 56.74
028-01021001 GA 4 RR RA 102 District 12 RESIDENTIAL 5.65
028-01022000 4 RR RA 102 District 12 RESIDENTIAL 2.96
028-01024000 4 RR RA 91 District 12 RESIDENTIAL 2.01
028-01025000 4 RR RA 91 District 12 RESIDENTIAL 5.46
028-01026000 4 RR RA 91 District 12 RESIDENTIAL 1.89
029-01001000 4 RR RA 91 District 12 RESIDENTIAL 5.21
029-01002000 4 RR RA 91 District 12 RESIDENTIAL 4.15
029-01003000 4 RR RA 91 District 12 RESIDENTIAL 3.94
029-01004000 4 RR RA 91 District 12 RESIDENTIAL 4.98
029-01005000 4 RR RA 91 District 12 RESIDENTIAL 5.97
029-01006000 4 RR RA 91 District 12 RESIDENTIAL 3.55
029-01007000 4 RR RA 91 District 12 RESIDENTIAL 2.66
029-01007001 4 RR RA 91 District 12 RESIDENTIAL 3.38
029-01007005 4 RR RA 91 District 12 RESIDENTIAL 20.08
029-01008000 4 RR RA 91 District 12 RESIDENTIAL 24.87
029-01009000 4 RR RA 103 District 12 RESIDENTIAL 1.25
029-01009001 4 RR RA 103 District 12 RESIDENTIAL 10.86
029A01001000 4 PUD PD 103 District 12 LEY HILL STATION 0.59
029A01002000 4 PUD PD 103 District 12 LEY HILL STATION 0.56
029A01003000 4 PUD PD 103 District 12 LEY HILL STATION 0.55
029A01004000 4 PUD PD 103 District 12 LEY HILL STATION 0.53
029A01005000 4 PUD PD 103 District 12 LEY HILL STATION 0.50
029A01006000 4 PUD PD 90 District 12 LEY HILL STATION 0.60

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 9
10

029A01007000 4 PUD PD 90 District 12 LEY HILL STATION 0.53
029A01008000 4 PUD PD 90 District 12 LEY HILL STATION 0.52
029A01009000 4 PUD PD 90 District 12 LEY HILL STATION 0.43
029A01010000 4 PUD PD 90 District 12 LEY HILL STATION 0.41
029A01011000 4 PUD PD 90 District 12 LEY HILL STATION 0.44
029A01012000 4 PUD PD 90 District 12 LEY HILL STATION 0.44
029A01013000 4 PUD PD 90 District 12 LEY HILL STATION 0.44
029A01014000 4 PUD PD 90 District 12 LEY HILL STATION 0.57
029A01015000 4 PUD PD 90 District 12 LEY HILL STATION 0.49
029A01016000 4 PUD PD 90 District 12 LEY HILL STATION 0.41
029A01017000 4 PUD PD 90 District 12 LEY HILL STATION 0.48
029A01018000 4 PUD PD 90 District 12 LEY HILL STATION 0.43
029A01019000 4 PUD PD 90 District 12 LEY HILL STATION 0.40
029A01020000 4 PUD PD 90 District 12 LEY HILL STATION 0.41
029A01021000 4 PUD PD 103 District 12 LEY HILL STATION 0.41
029A01022000 4 PUD PD 103 District 12 LEY HILL STATION 0.39
029A01023000 4 PUD PD 103 District 12 LEY HILL STATION 0.41
029A01024000 4 PUD PD 103 District 12 LEY HILL STATION 0.52
029A01025000 4 PUD PD 103 District 12 LEY HILL STATION 0.54
029A01026000 4 PUD PD 103 District 12 LEY HILL STATION 0.44
029A01027000 4 PUD PD 103 District 12 LEY HILL STATION 0.41
029A01028000 4 PUD PD 103 District 12 LEY HILL STATION 0.40
029A01029000 4 PUD PD 103 District 12 LEY HILL STATION 0.40
029A01030000 4 PUD PD 103 District 12 LEY HILL STATION 0.41
029A01031000 4 PUD PD 90 District 12 LEY HILL STATION 0.51
029A01032000 4 PUD PD 90 District 12 LEY HILL STATION 0.48
029A01033000 4 PUD PD 90 District 12 LEY HILL STATION 0.42
029A01034000 4 PUD PD 90 District 12 LEY HILL STATION 0.45
029A01035000 4 PUD PD 90 District 12 LEY HILL STATION 0.43
029A01036000 4 PUD PD 90 District 12 LEY HILL STATION 0.41
029A01037000 4 PUD PD 90 District 12 LEY HILL STATION 0.37
029A01038000 4 PUD PD 90 District 12 LEY HILL STATION 0.40
029A01039000 4 PUD PD 90 District 12 LEY HILL STATION 0.39
029A01040000 4 PUD PD 90 District 12 LEY HILL STATION 0.39
029A01041000 4 PUD PD 103 District 12 LEY HILL STATION 0.47
029A01042000 4 PUD PD 103 District 12 LEY HILL STATION 0.40
029A01043000 4 PUD PD 103 District 12 LEY HILL STATION 0.40
029A01044000 4 PUD PD 90 District 12 LEY HILL STATION 0.40
029A01045000 4 PUD PD 90 District 12 LEY HILL STATION 0.41
029A01046000 4 PUD PD 90 District 12 LEY HILL STATION 0.40
029A01047000 4 PUD PD 90 District 12 LEY HILL STATION 0.41
029A01048000 4 PUD PD 90 District 12 LEY HILL STATION 0.41
029A01049000 4 PUD PD 90 District 12 LEY HILL STATION 0.46
029A01050000 4 PUD PD 90 District 12 LEY HILL STATION 0.43
029A01051000 4 PUD PD 90 District 12 LEY HILL STATION 0.45
029A01052000 4 PUD PD 90 District 12 LEY HILL STATION 0.46
029A01053000 4 PUD PD 90 District 12 LEY HILL STATION 0.40
029A01054000 4 PUD PD 90 District 12 LEY HILL STATION 0.45
029A01055000 4 PUD PD 90 District 12 LEY HILL STATION 0.35
029A01056000 4 PUD PD 90 District 12 LEY HILL STATION 0.52
029A01057000 4 PUD PD 90 District 12 LEY HILL STATION 0.44
029A01058000 4 PUD PD 90 District 12 LEY HILL STATION 0.48
029A01059000 4 PUD PD 90 District 12 LEY HILL STATION 0.52
029A01060000 4 PUD PD 90 District 12 LEY HILL STATION 0.46
029A01061000 4 PUD PD 90 District 12 LEY HILL STATION 0.45
029A01062000 4 PUD PD 90 District 12 LEY HILL STATION 0.47
029A01063000 4 PUD PD 90 District 12 LEY HILL STATION 0.44
029A01064000 4 PUD PD 90 District 12 LEY HILL STATION 0.47
029A01065000 4 PUD PD 90 District 12 LEY HILL STATION 0.47
029A01066000 4 PUD PD 90 District 12 LEY HILL STATION 0.59
029A01067000 4 PUD PD 90 District 12 LEY HILL STATION 0.65

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 10
11

029A01068000 4 PUD PD 90 District 12 LEY HILL STATION 0.82
029A01069000 4 PUD PD 90 District 12 LEY HILL STATION 0.62
029A01070000 4 PUD PD 90 District 12 LEY HILL STATION 0.49
029A01071000 4 PUD PD 90 District 12 LEY HILL STATION 0.63
029A01072000 4 PUD PD 90 District 12 LEY HILL STATION 0.96
029A01073000 4 PUD PD 90 District 12 LEY HILL STATION 0.56
029A01074000 4 PUD PD 90 District 12 LEY HILL STATION 0.40
029A01075000 4 PUD PD 90 District 12 LEY HILL STATION 0.38
029A01076000 4 PUD PD 90 District 12 LEY HILL STATION 0.43
029A01077000 4 PUD PD 90 District 12 LEY HILL STATION 0.51
029A01078000 4 PUD PD 90 District 12 LEY HILL STATION 0.42
029A01079000 4 PUD PD 90 District 12 LEY HILL STATION 0.42
029A01080000 4 PUD PD 90 District 12 LEY HILL STATION 0.46
029A01081000 4 PUD PD 90 District 12 LEY HILL STATION 0.50
029A01082000 4 PUD PD 90 District 12 LEY HILL STATION 0.41
029A01083000 4 PUD PD 90 District 12 LEY HILL STATION 0.71
029A01084000 4 PUD PD 90 District 12 LEY HILL STATION 0.77
029A01085000 4 PUD PD 90 District 12 LEY HILL STATION 0.49
029A01086000 4 PUD PD 90 District 12 LEY HILL STATION 0.39
029A01087000 4 PUD PD 90 District 12 LEY HILL STATION 0.40
029A01088000 4 PUD PD 90 District 12 LEY HILL STATION 0.45
029A01089000 4 PUD PD 90 District 12 LEY HILL STATION 0.36
029A01090000 4 PUD PD 90 District 12 LEY HILL STATION 0.51
029A01091000 4 PUD PD 90 District 12 LEY HILL STATION 0.38
029A01092000 4 PUD PD 90 District 12 LEY HILL STATION 0.40
029A01093000 4 PUD PD 90 District 12 LEY HILL STATION 0.34
029A01094000 4 PUD PD 90 District 12 LEY HILL STATION 0.42
029A01095000 4 PUD PD 90 District 12 LEY HILL STATION 0.38
029A01096000 4 PUD PD 90 District 12 LEY HILL STATION 0.50
029A01097000 4 PUD PD 90 District 12 LEY HILL STATION 0.44
029A01098000 4 PUD PD 90 District 12 LEY HILL STATION 0.33
029A01099000 4 PUD PD 90 District 12 LEY HILL STATION 0.48
029A01100000 4 PUD PD 90 District 12 LEY HILL STATION 0.47
029A01101000 4 PUD PD 90 District 12 LEY HILL STATION 0.46
029A01102000 4 PUD PD 90 District 12 LEY HILL STATION 0.47
029A01103000 4 PUD PD 90 District 12 LEY HILL STATION 0.44
029A01104000 4 PUD PD 90 District 12 LEY HILL STATION 0.44
029A01105000 4 PUD PD 90 District 12 LEY HILL STATION 0.64
029A01106000 4 PUD PD 90 District 12 LEY HILL STATION 0.75
029A01107000 4 PUD PD 90 District 12 LEY HILL STATION 0.41
029A01108000 4 PUD PD 90 District 12 LEY HILL STATION 0.49
029A01109000 4 PUD PD 90 District 12 LEY HILL STATION 0.55
029A01110000 4 PUD PD 90 District 12 LEY HILL STATION 0.38
029A01111000 4 PUD PD 90 District 12 LEY HILL STATION 0.40
029A01112000 4 PUD PD 90 District 12 LEY HILL STATION 0.37
029A01113000 4 PUD PD 90 District 12 LEY HILL STATION 0.54
029A01114000 4 PUD PD 90 District 12 LEY HILL STATION 0.46
029A01115000 4 PUD PD 90 District 12 LEY HILL STATION 0.50
029A01116000 4 PUD PD 90 District 12 LEY HILL STATION 0.43
029A01117000 4 PUD PD 90 District 12 LEY HILL STATION 0.42
029A01118000 4 PUD PD 90 District 12 LEY HILL STATION 0.46
029A01119000 4 PUD PD 90 District 12 LEY HILL STATION 0.59
029A01120000 4 PUD PD 90 District 12 LEY HILL STATION 1.53
029A01121000 4 PUD PD 90 District 12 LEY HILL STATION 0.64
029A01122000 4 PUD PD 90 District 12 LEY HILL STATION 0.56
029A01123000 4 PUD PD 90 District 12 LEY HILL STATION 0.70
029A01124000 4 PUD PD 90 District 12 LEY HILL STATION 0.58
029A01125000 4 PUD PD 90 District 12 LEY HILL STATION 0.49
029A01126000 4 PUD PD 90 District 12 LEY HILL STATION 0.73
030-01001000 2 RR RA 38 District 12 APPLETON 1.18
030-01002000 2 PUD MU 38 District 12 APPLETON 10.76

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 11
12

030-01002001 2 PUD MU 38 District 12 APPLETON 1.77
031-01001000 3 RR RA 28 District 12 RESIDENTIAL 10.13
031-01001001 3 RR RA 28 District 12 RESIDENTIAL 69.28
031-01003000 3 RR RA 27 District 12 RESIDENTIAL 1.22
031-01007000 3 RR RA 28 District 12 RESIDENTIAL 0.91
031-01008000 3 RR RA 28 District 12 RESIDENTIAL 0.56
031-01009000 3 RR RA 28 District 12 RESIDENTIAL 0.68
031-01010000 3 RR RA 28 District 12 RESIDENTIAL 0.52
031-01011000 3 RR RA 28 District 12 RESIDENTIAL 4.69
031-01013000 3 RR RA 28 District 12 RESIDENTIAL 0.94
031-01014000 3 RR RA 28 District 12 RESIDENTIAL 0.91
031-01015000 3 RR RA 10 District 12 RESIDENTIAL 0.93
031-01022000 3 RR RA 5 District 12 RESIDENTIAL 1.31
031-01023000 3 RR RA 4 District 12 RESIDENTIAL 1.07
031-01024000 3 RR RA 5 District 12 RESIDENTIAL 4.30
031-01025000 3 RR RA 5 District 12 RESIDENTIAL 1.29
031-01026000 3 RR RA 5 District 12 RESIDENTIAL 3.41
031-01027000 3 RR RA 5 District 12 RESIDENTIAL 7.67
031-01028000 3 RR RA 5 District 12 RESIDENTIAL 0.81
031-01029000 3 RR RA 5 District 12 RESIDENTIAL 1.27
031-01029005 3 RR RA 5 District 12 RESIDENTIAL 1.45
031-01031000 3 RR RA 5 District 12 RESIDENTIAL 2.12
031-01032000 3 RR RA 5 District 12 RESIDENTIAL 1.66
031-01033000 3 RR RA 5 District 12 RESIDENTIAL 1.10
031-01034000 3 RR RA 5 District 12 RESIDENTIAL 3.89
031-01035000 3 RR RA 5 District 12 RESIDENTIAL 0.97
031-01036000 3 RR RA 5 District 12 RESIDENTIAL 2.37
031-01038000 3 RR RA 5 District 12 RESIDENTIAL 1.00
031-01039000 3 RR RA 5 District 12 RESIDENTIAL 1.02
031-01040000 3 RR RA 5 District 12 RESIDENTIAL 1.52
031-01040001 3 RR RA 5 District 12 RESIDENTIAL 1.49
031-01040002 3 RR RA 5 District 12 RESIDENTIAL 1.38
031-01040003 3 RR RA 4 District 12 RESIDENTIAL 0.71
031-01040004 3 RR RA 5 District 12 RESIDENTIAL 1.19
031-01041000 3 RR RA 5 District 12 RESIDENTIAL 1.43
031-01042000 3 RR RA 5 District 12 RESIDENTIAL 1.40
031-01043000 3 RR RA 5 District 12 RESIDENTIAL 1.14
031-01045000 3 RR RA 5 District 12 RESIDENTIAL 0.91
031-01045001 3 RR RA 5 District 12 RESIDENTIAL 1.52
031-01045002 3 RR RA 5 District 12 RESIDENTIAL 1.47
031-01045004 3 RR RA 5 District 12 RESIDENTIAL 1.26
031-01046000 3 RR RA 5 District 12 RESIDENTIAL 0.61
031-01047000 3 RR RA 5 District 12 RESIDENTIAL 9.01
031-01048000 3 RR RA 5 District 12 RESIDENTIAL 0.47
031-01049000 3 RR RA 5 District 12 RESIDENTIAL 5.70
031-01050000 3 RR RA 5 District 12 RESIDENTIAL 0.88
031-01051000 3 RR RA 5 District 12 RESIDENTIAL 5.25
031-01056000 3 RR RA 5 District 12 RESIDENTIAL 0.80
031-02003000 3 RR RA 27 District 12 RESIDENTIAL 2.48
031-02004000 3 RR RA 27 District 12 RESIDENTIAL 1.72
031-02005000 3 RR RA 27 District 12 RESIDENTIAL 6.29
031-02006000 3 RR RA 27 District 12 RESIDENTIAL 8.78
031-02006005 3 RR RA 27 District 12 RESIDENTIAL 6.29
031-02007000 3 RR RA 27 District 12 RESIDENTIAL 0.15
031-02018002 3 RR RA 6 District 12 RESIDENTIAL 1.18
031-02024000 3 RR RA 6 District 12 RESIDENTIAL 1.31
031-02025000 3 RR RA 6 District 12 RESIDENTIAL 4.68
031-02026000 3 RR RA 6 District 12 RESIDENTIAL 5.21
031-02028000 3 RR RA 6 District 12 RESIDENTIAL 3.39
031-02030000 3 RR RA 6 District 12 RESIDENTIAL 0.92
031-02031000 3 RR RA 6 District 12 RESIDENTIAL 1.92

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 12
13

031-02032000 3 SR R3 6 District 12 RESIDENTIAL 0.68
031-02032001 3 SR R3 6 District 12 RESIDENTIAL 0.94
031-02034000 3 RR RA 6 District 12 RESIDENTIAL 5.07
031A01001000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A01002000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A01003000 3 PUD PD 28 District 12 EAGLE RIDGE 0.38
031A01004000 3 PUD PD 28 District 12 EAGLE RIDGE 0.43
031A01005000 3 PUD PD 28 District 12 EAGLE RIDGE 0.56
031A01006000 3 PUD PD 28 District 12 EAGLE RIDGE 0.75
031A01007000 3 PUD PD 28 District 12 EAGLE RIDGE 0.48
031A01008000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A01009000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A01010000 3 PUD PD 28 District 12 EAGLE RIDGE 0.23
031A01011000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02001000 3 PUD PD 28 District 12 EAGLE RIDGE 0.29
031A02002000 3 PUD PD 28 District 12 EAGLE RIDGE 0.34
031A02003000 3 PUD PD 28 District 12 EAGLE RIDGE 0.29
031A02004000 3 PUD PD 28 District 12 EAGLE RIDGE 0.50
031A02005000 3 PUD PD 28 District 12 EAGLE RIDGE 0.36
031A02006000 3 PUD PD 28 District 12 EAGLE RIDGE 0.57
031A02007000 3 PUD PD 28 District 12 EAGLE RIDGE 0.34
031A02008000 3 PUD PD 28 District 12 EAGLE RIDGE 0.25
031A02009000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A02010000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A02011000 3 PUD PD 28 District 12 EAGLE RIDGE 0.21
031A02012000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02013000 3 PUD PD 28 District 12 EAGLE RIDGE 0.29
031A02014000 3 PUD PD 28 District 12 EAGLE RIDGE 0.29
031A02016000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02017000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02018000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02019000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A02020000 3 PUD PD 28 District 12 EAGLE RIDGE 0.25
031A02021000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A02022000 3 PUD PD 28 District 12 EAGLE RIDGE 0.33
031A02023000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A02024000 3 PUD PD 28 District 12 EAGLE RIDGE 0.30
031A02025000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A02026000 3 PUD PD 28 District 12 EAGLE RIDGE 0.33
031A02027000 3 PUD PD 28 District 12 EAGLE RIDGE 0.31
031A02028000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02029000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A02030000 3 PUD PD 28 District 12 EAGLE RIDGE 0.33
031A02031000 3 PUD PD 28 District 12 EAGLE RIDGE 0.41
031A02032000 3 PUD PD 28 District 12 EAGLE RIDGE 0.58
031A02033000 3 PUD PD 28 District 12 EAGLE RIDGE 0.56
031A02034000 3 PUD PD 28 District 12 EAGLE RIDGE 0.34
031A02035000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A02036000 3 PUD PD 28 District 12 EAGLE RIDGE 0.25
031A02037000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02038000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02039000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02040000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02041000 3 PUD PD 28 District 12 EAGLE RIDGE 0.33
031A02042000 3 PUD PD 28 District 12 EAGLE RIDGE 0.30
031A02043000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A02044000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A02045000 3 PUD PD 28 District 12 EAGLE RIDGE 0.34
031A02046000 3 PUD PD 28 District 12 EAGLE RIDGE 0.32
031A02047000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A02048000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 13
14

031A02049000 3 PUD PD 28 District 12 EAGLE RIDGE 0.23
031A02050000 3 PUD PD 28 District 12 EAGLE RIDGE 0.32
031A02051000 3 PUD PD 28 District 12 EAGLE RIDGE 0.37
031A02052000 3 PUD PD 28 District 12 EAGLE RIDGE 0.31
031A02053000 3 PUD PD 28 District 12 EAGLE RIDGE 0.37
031A02054000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A02055000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02056000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02057000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A02058000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02059000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02060000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A02061000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02062000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A02063000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02064000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02065000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02066000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02067000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A02068000 3 PUD PD 28 District 12 EAGLE RIDGE 0.29
031A02069000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A02070000 3 PUD PD 28 District 12 EAGLE RIDGE 0.25
031A02071000 3 PUD PD 28 District 12 EAGLE RIDGE 0.25
031A02072000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02073000 3 PUD PD 28 District 12 EAGLE RIDGE 0.21
031A02074000 3 PUD PD 28 District 12 EAGLE RIDGE 0.29
031A02075000 3 PUD PD 28 District 12 EAGLE RIDGE 0.30
031A02076000 3 PUD PD 28 District 12 EAGLE RIDGE 0.47
031A02077000 3 PUD PD 28 District 12 EAGLE RIDGE 0.29
031A02078000 3 PUD PD 28 District 12 EAGLE RIDGE 0.30
031A02079000 3 PUD PD 28 District 12 EAGLE RIDGE 0.31
031A02080000 3 PUD PD 28 District 12 EAGLE RIDGE 0.40
031A02081000 3 PUD PD 28 District 12 EAGLE RIDGE 0.30
031A02082000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02083000 3 PUD PD 28 District 12 EAGLE RIDGE 0.23
031A02084000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A02085000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02086000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02087000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A02088000 3 PUD PD 28 District 12 EAGLE RIDGE 0.30
031A02089000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02090000 3 PUD PD 28 District 12 EAGLE RIDGE 0.37
031A02091000 3 PUD PD 28 District 12 EAGLE RIDGE 0.37
031A02092000 3 PUD PD 28 District 12 EAGLE RIDGE 0.42
031A02093000 3 PUD PD 28 District 12 EAGLE RIDGE 0.39
031A02094000 3 PUD PD 28 District 12 EAGLE RIDGE 0.29
031A02095000 3 PUD PD 28 District 12 EAGLE RIDGE 0.32
031A02096000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A02097000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A02098000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A02099000 3 PUD PD 28 District 12 EAGLE RIDGE 0.25
031A02100000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02101000 3 PUD PD 28 District 12 EAGLE RIDGE 0.33
031A02102000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A02103000 3 PUD PD 28 District 12 EAGLE RIDGE 0.31
031A02104000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02105000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02106000 3 PUD PD 28 District 12 EAGLE RIDGE 0.29
031A02107000 3 PUD PD 28 District 12 EAGLE RIDGE 0.30
031A02108000 3 PUD PD 28 District 12 EAGLE RIDGE 0.21
031A02109000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 14
15

031A02110000 3 PUD PD 28 District 12 EAGLE RIDGE 0.29
031A02111000 3 PUD PD 28 District 12 EAGLE RIDGE 0.33
031A02112000 3 PUD PD 28 District 12 EAGLE RIDGE 0.39
031A02113000 3 PUD PD 28 District 12 EAGLE RIDGE 0.33
031A02114000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02115000 3 PUD PD 28 District 12 EAGLE RIDGE 0.23
031A02116000 3 PUD PD 28 District 12 EAGLE RIDGE 0.19
031A02117000 3 PUD PD 28 District 12 EAGLE RIDGE 0.17
031A02118000 3 PUD PD 28 District 12 EAGLE RIDGE 0.19
031A02119000 3 PUD PD 28 District 12 EAGLE RIDGE 0.17
031A02120000 3 PUD PD 28 District 12 EAGLE RIDGE 0.17
031A02121000 3 PUD PD 28 District 12 EAGLE RIDGE 0.18
031A02122000 3 PUD PD 28 District 12 EAGLE RIDGE 0.16
031A02123000 3 PUD PD 28 District 12 EAGLE RIDGE 0.18
031A02124000 3 PUD PD 28 District 12 EAGLE RIDGE 0.17
031A02125000 3 PUD PD 28 District 12 EAGLE RIDGE 0.16
031A02126000 3 PUD PD 28 District 12 EAGLE RIDGE 0.18
031A02127000 3 PUD PD 28 District 12 EAGLE RIDGE 0.21
031A02128000 3 PUD PD 28 District 12 EAGLE RIDGE 1.86
031A02129000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02130000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02131000 3 PUD PD 28 District 12 EAGLE RIDGE 0.21
031A02132000 3 PUD PD 28 District 12 EAGLE RIDGE 0.22
031A02133000 3 PUD PD 28 District 12 EAGLE RIDGE 0.25
031A02134000 3 PUD PD 28 District 12 EAGLE RIDGE 0.18
031A02135000 3 PUD PD 28 District 12 EAGLE RIDGE 0.21
031A02136000 3 PUD PD 28 District 12 EAGLE RIDGE 0.21
031A02137000 3 PUD PD 28 District 12 EAGLE RIDGE 0.18
031A02138000 3 PUD PD 28 District 12 EAGLE RIDGE 0.33
031A02139000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A02140000 3 PUD PD 28 District 12 EAGLE RIDGE 0.74
031A02141000 3 PUD PD 28 District 12 EAGLE RIDGE 0.48
031A02142000 3 PUD PD 28 District 12 EAGLE RIDGE 0.25
031A02143000 3 PUD PD 28 District 12 EAGLE RIDGE 0.23
031A02144000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02145000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02146000 3 PUD PD 28 District 12 EAGLE RIDGE 0.25
031A02147000 3 PUD PD 28 District 12 EAGLE RIDGE 0.35
031A02148000 3 PUD PD 29 District 12 EAGLE RIDGE 0.58
031A02149000 3 PUD PD 29 District 12 EAGLE RIDGE 0.33
031A02150000 3 PUD PD 29 District 12 EAGLE RIDGE 0.26
031A02151000 3 PUD PD 29 District 12 EAGLE RIDGE 0.22
031A02152000 3 PUD PD 29 District 12 EAGLE RIDGE 0.23
031A02153000 3 PUD PD 29 District 12 EAGLE RIDGE 0.24
031A02154000 3 PUD PD 29 District 12 EAGLE RIDGE 0.25
031A02155000 3 PUD PD 29 District 12 EAGLE RIDGE 0.25
031A02156000 3 PUD PD 29 District 12 EAGLE RIDGE 0.22
031A02157000 3 PUD PD 28 District 12 EAGLE RIDGE 0.22
031A02158000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02159000 3 PUD PD 28 District 12 EAGLE RIDGE 0.22
031A02160000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02161000 3 PUD PD 28 District 12 EAGLE RIDGE 0.23
031A02162000 3 PUD PD 28 District 12 EAGLE RIDGE 0.25
031A02163000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A02164000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A02165000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02166000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02167000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02168000 3 PUD PD 5 District 12 EAGLE RIDGE 0.30
031A02169000 3 PUD PD 5 District 12 EAGLE RIDGE 0.26
031A02170000 3 PUD PD 5 District 12 EAGLE RIDGE 0.47

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 15
16

031A02171000 3 PUD PD 5 District 12 EAGLE RIDGE 0.41
031A02172000 3 PUD PD 5 District 12 EAGLE RIDGE 0.39
031A02173000 3 PUD PD 5 District 12 EAGLE RIDGE 0.40
031A02174000 3 PUD PD 5 District 12 EAGLE RIDGE 0.22
031A02175000 3 PUD PD 5 District 12 EAGLE RIDGE 0.21
031A02176000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A02177000 3 PUD PD 28 District 12 EAGLE RIDGE 0.36
031A02178000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A02179000 3 PUD PD 28 District 12 EAGLE RIDGE 0.19
031A02180000 3 PUD PD 28 District 12 EAGLE RIDGE 0.29
031A02181000 3 PUD PD 28 District 12 EAGLE RIDGE 0.19
031A02182000 3 PUD PD 28 District 12 EAGLE RIDGE 0.17
031A02183000 3 PUD PD 28 District 12 EAGLE RIDGE 0.21
031A02184000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A02185000 3 PUD PD 28 District 12 EAGLE RIDGE 0.21
031A02186000 3 PUD PD 28 District 12 EAGLE RIDGE 0.21
031A02187000 3 PUD PD 5 District 12 EAGLE RIDGE 0.24
031A02188000 3 PUD PD 5 District 12 EAGLE RIDGE 0.22
031A02189000 3 PUD PD 5 District 12 EAGLE RIDGE 0.29
031A02190000 3 PUD PD 5 District 12 EAGLE RIDGE 0.35
031A03001000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A03002000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A03003000 3 PUD PD 28 District 12 EAGLE RIDGE 0.30
031A03004000 3 PUD PD 28 District 12 EAGLE RIDGE 0.29
031A03005000 3 PUD PD 28 District 12 EAGLE RIDGE 0.29
031A03006000 3 PUD PD 28 District 12 EAGLE RIDGE 0.33
031A03007000 3 PUD PD 5 District 12 EAGLE RIDGE 0.37
031A03008000 3 PUD PD 5 District 12 EAGLE RIDGE 0.43
031A03009000 3 PUD PD 5 District 12 EAGLE RIDGE 0.38
031A03010000 3 PUD PD 5 District 12 EAGLE RIDGE 0.31
031A03012000 3 PUD PD 5 District 12 EAGLE RIDGE 0.28
031A03013000 3 PUD PD 5 District 12 EAGLE RIDGE 0.30
031A03014000 3 PUD PD 5 District 12 EAGLE RIDGE 0.28
031A03015000 3 PUD PD 5 District 12 EAGLE RIDGE 0.28
031A03016000 3 PUD PD 5 District 12 EAGLE RIDGE 0.27
031A03017000 3 PUD PD 5 District 12 EAGLE RIDGE 0.24
031A03018000 3 PUD PD 5 District 12 EAGLE RIDGE 0.24
031A03019000 3 PUD PD 5 District 12 EAGLE RIDGE 0.25
031A03020000 3 PUD PD 5 District 12 EAGLE RIDGE 0.25
031A03021000 3 PUD PD 5 District 12 EAGLE RIDGE 0.29
031A03022000 3 PUD PD 5 District 12 EAGLE RIDGE 0.32
031A04001000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A04002000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A04003000 3 PUD PD 28 District 12 EAGLE RIDGE 0.23
031A04004000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A04005000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A04006000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A04007000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A04008000 3 PUD PD 28 District 12 EAGLE RIDGE 0.31
031A04009000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A04011000 3 PUD PD 28 District 12 EAGLE RIDGE 0.25
031A04012000 3 PUD PD 28 District 12 EAGLE RIDGE 0.37
031A04013000 3 PUD PD 28 District 12 EAGLE RIDGE 0.34
031A04014000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A04015000 3 PUD PD 28 District 12 EAGLE RIDGE 0.23
031A04016000 3 PUD PD 28 District 12 EAGLE RIDGE 0.56
031A04017000 3 PUD PD 28 District 12 EAGLE RIDGE 0.56
031A04018000 3 PUD PD 28 District 12 EAGLE RIDGE 0.83
031A04019000 3 PUD PD 28 District 12 EAGLE RIDGE 0.42
031A04020000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A04021000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 16
17

031A04022000 3 PUD PD 28 District 12 EAGLE RIDGE 0.31
031A04023000 3 PUD PD 28 District 12 EAGLE RIDGE 0.34
031A04024000 3 PUD PD 5 District 12 EAGLE RIDGE 0.31
031A04025000 3 PUD PD 5 District 12 EAGLE RIDGE 0.30
031A04026000 3 PUD PD 28 District 12 EAGLE RIDGE 0.25
031A04027000 3 PUD PD 28 District 12 EAGLE RIDGE 0.21
031A04028000 3 PUD PD 28 District 12 EAGLE RIDGE 0.29
031A04030000 3 PUD PD 5 District 12 EAGLE RIDGE 0.27
031A04031000 3 PUD PD 5 District 12 EAGLE RIDGE 0.28
031A04032000 3 PUD PD 5 District 12 EAGLE RIDGE 0.30
031A04033000 3 PUD PD 5 District 12 EAGLE RIDGE 0.29
031A04034000 3 PUD PD 5 District 12 EAGLE RIDGE 0.32
031A04035000 3 PUD PD 5 District 12 EAGLE RIDGE 0.29
031A04036000 3 PUD PD 5 District 12 EAGLE RIDGE 0.25
031A04037000 3 PUD PD 5 District 12 EAGLE RIDGE 0.24
031A04038000 3 PUD PD 5 District 12 EAGLE RIDGE 0.23
031A04039000 3 PUD PD 5 District 12 EAGLE RIDGE 0.31
031A04040000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A04041000 3 PUD PD 28 District 12 EAGLE RIDGE 0.52
031A04042000 3 PUD PD 28 District 12 EAGLE RIDGE 0.33
031A04043000 3 PUD PD 28 District 12 EAGLE RIDGE 0.33
031A04044000 3 PUD PD 5 District 12 EAGLE RIDGE 0.31
031A04045000 3 PUD PD 5 District 12 EAGLE RIDGE 0.37
031A04046000 3 PUD PD 5 District 12 EAGLE RIDGE 0.34
031A04047000 3 PUD PD 5 District 12 EAGLE RIDGE 0.33
031A04048000 3 PUD PD 5 District 12 EAGLE RIDGE 0.36
031A04049000 3 PUD PD 28 District 12 EAGLE RIDGE 0.31
031A04050000 3 PUD PD 28 District 12 EAGLE RIDGE 0.42
031A04051000 3 PUD PD 28 District 12 EAGLE RIDGE 0.31
031A04052000 3 PUD PD 28 District 12 EAGLE RIDGE 0.26
031A04053000 3 PUD PD 28 District 12 EAGLE RIDGE 0.35
031A04054000 3 PUD PD 28 District 12 EAGLE RIDGE 0.32
031A04055000 3 PUD PD 28 District 12 EAGLE RIDGE 0.34
031A04056000 3 PUD PD 28 District 12 EAGLE RIDGE 0.33
031A04057000 3 PUD PD 28 District 12 EAGLE RIDGE 0.36
031A04058000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24
031A04059000 3 PUD PD 28 District 12 EAGLE RIDGE 0.25
031A04060000 3 PUD PD 28 District 12 EAGLE RIDGE 0.30
031A04061000 3 PUD PD 28 District 12 EAGLE RIDGE 0.28
031A04062000 3 PUD PD 5 District 12 EAGLE RIDGE 0.22
031A04063000 3 PUD PD 5 District 12 EAGLE RIDGE 0.22
031A04064000 3 PUD PD 5 District 12 EAGLE RIDGE 0.39
031A04065000 3 PUD PD 5 District 12 EAGLE RIDGE 0.36
031A04066000 3 PUD PD 5 District 12 EAGLE RIDGE 0.49
031A04067000 3 PUD PD 5 District 12 EAGLE RIDGE 0.22
031A04068000 3 PUD PD 5 District 12 EAGLE RIDGE 0.16
031A04069000 3 PUD PD 28 District 12 EAGLE RIDGE 0.20
031A04070000 3 PUD PD 5 District 12 EAGLE RIDGE 0.23
031A04071000 3 PUD PD 5 District 12 EAGLE RIDGE 0.19
031A04072000 3 PUD PD 28 District 12 EAGLE RIDGE 0.23
031A04073000 3 PUD PD 5 District 12 EAGLE RIDGE 0.20
031A04074000 3 PUD PD 5 District 12 EAGLE RIDGE 0.24
031A04075000 3 PUD PD 5 District 12 EAGLE RIDGE 0.34
031A04076000 3 PUD PD 5 District 12 EAGLE RIDGE 0.46
031B01001000 3 PUD PD 27 District 12 NORTHWIND 0.35
031B01002000 3 PUD PD 27 District 12 NORTHWIND 0.28
031B01003000 3 PUD PD 27 District 12 NORTHWIND 0.34
031B01004000 3 PUD PD 27 District 12 NORTHWIND 0.37
031B01005000 3 PUD PD 27 District 12 NORTHWIND 0.39
031B01006000 3 PUD PD 27 District 12 NORTHWIND 0.35
031B01007000 3 PUD PD 27 District 12 NORTHWIND 0.32

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 17
18

031B01008000 3 PUD PD 27 District 12 NORTHWIND 0.31
031B01009000 3 PUD PD 27 District 12 NORTHWIND 0.29
031B01010000 3 PUD PD 27 District 12 NORTHWIND 0.31
031B01011000 3 PUD PD 27 District 12 NORTHWIND 0.30
031B01012000 3 PUD PD 27 District 12 NORTHWIND 0.29
031B01013000 3 PUD PD 27 District 12 NORTHWIND 0.28
031B01014000 3 PUD PD 27 District 12 NORTHWIND 0.29
031B01015000 3 PUD PD 27 District 12 NORTHWIND 0.28
031B01016000 3 PUD PD 27 District 12 NORTHWIND 0.29
031B01017000 3 PUD PD 27 District 12 NORTHWIND 0.29
031B01018000 3 PUD PD 27 District 12 NORTHWIND 0.29
031B01019000 3 PUD PD 27 District 12 NORTHWIND 0.28
031B01020000 3 PUD PD 27 District 12 NORTHWIND 0.28
031B01021000 3 PUD PD 27 District 12 NORTHWIND 0.30
031B01022000 3 PUD PD 27 District 12 NORTHWIND 0.27
031B01023000 3 PUD PD 26 District 12 NORTHWIND 0.48
031B01024000 3 PUD PD 26 District 12 NORTHWIND 0.36
031B01025000 3 PUD PD 26 District 12 NORTHWIND 0.44
031B01026000 3 PUD PD 27 District 12 NORTHWIND 0.56
031B01027000 3 PUD PD 27 District 12 NORTHWIND 0.43
031B01028000 3 PUD PD 27 District 12 NORTHWIND 0.41
031B01029000 3 PUD PD 27 District 12 NORTHWIND 0.43
031B01030000 3 PUD PD 27 District 12 NORTHWIND 0.41
031B01031000 3 PUD PD 27 District 12 NORTHWIND 0.43
031B01032000 3 PUD PD 27 District 12 NORTHWIND 0.42
031B01033000 3 PUD PD 27 District 12 NORTHWIND 0.42
031B01034000 3 PUD PD 27 District 12 NORTHWIND 0.42
031B01035000 3 PUD PD 27 District 12 NORTHWIND 0.40
031B01036000 3 PUD PD 27 District 12 NORTHWIND 0.41
031B01037000 3 PUD PD 27 District 12 NORTHWIND 0.41
031B01038000 3 PUD PD 27 District 12 NORTHWIND 0.44
031B01039000 3 PUD PD 27 District 12 NORTHWIND 0.50
031B01040000 3 PUD PD 27 District 12 NORTHWIND 0.42
031B01041000 3 PUD PD 27 District 12 NORTHWIND 0.39
031B01042000 3 PUD PD 27 District 12 NORTHWIND 0.42
031B01043000 3 PUD PD 27 District 12 NORTHWIND 0.38
031B01044000 3 PUD PD 27 District 12 NORTHWIND 0.42
031B01045000 3 PUD PD 27 District 12 NORTHWIND 0.54
031B01046000 3 PUD PD 27 District 12 NORTHWIND 0.25
031B01047000 3 PUD PD 27 District 12 NORTHWIND 0.29
031B01048000 3 PUD PD 27 District 12 NORTHWIND 0.29
031B01049000 3 PUD PD 27 District 12 NORTHWIND 0.32
031B01050000 3 PUD PD 27 District 12 NORTHWIND 0.25
031B01051000 3 PUD PD 27 District 12 NORTHWIND 0.29
031B01052000 3 PUD PD 27 District 12 NORTHWIND 0.30
031B01053000 3 PUD PD 27 District 12 NORTHWIND 0.27
031B01054000 3 PUD PD 27 District 12 NORTHWIND 0.27
031B01055000 3 PUD PD 27 District 12 NORTHWIND 0.29
031B01056000 3 PUD PD 27 District 12 NORTHWIND 0.28
031B01057000 3 PUD PD 27 District 12 NORTHWIND 0.28
031B01058000 3 PUD PD 27 District 12 NORTHWIND 0.28
031B01059000 3 PUD PD 27 District 12 NORTHWIND 0.30
031B01060000 3 PUD PD 27 District 12 NORTHWIND 0.28
031B01061000 3 PUD PD 27 District 12 NORTHWIND 0.33
031B01062000 3 PUD PD 26 District 12 NORTHWIND 0.43
031B01063000 3 PUD PD 26 District 12 NORTHWIND 0.45
031B01064000 3 PUD PD 26 District 12 NORTHWIND 0.41
031B01065000 3 PUD PD 26 District 12 NORTHWIND 0.47
031B01066000 3 PUD PD 27 District 12 NORTHWIND 0.43
031B01067000 3 PUD PD 27 District 12 NORTHWIND 0.47
031B01068000 3 PUD PD 27 District 12 NORTHWIND 0.42

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 18
19

031B01069000 3 PUD PD 27 District 12 NORTHWIND 0.41
031B01070000 3 PUD PD 27 District 12 NORTHWIND 0.40
031B01071000 3 PUD PD 27 District 12 NORTHWIND 0.40
031B01072000 3 PUD PD 27 District 12 NORTHWIND 0.40
031B01073000 3 PUD PD 27 District 12 NORTHWIND 0.39
031B01074000 3 PUD PD 27 District 12 NORTHWIND 0.39
031B01075000 3 PUD PD 27 District 12 NORTHWIND 0.38
031B01076000 3 PUD PD 27 District 12 NORTHWIND 0.39
031B01077000 3 PUD PD 27 District 12 NORTHWIND 0.32
031B01078000 3 PUD PD 27 District 12 NORTHWIND 0.42
031B01079000 3 PUD PD 27 District 12 NORTHWIND 0.44
031B01080000 3 PUD PD 27 District 12 NORTHWIND 0.37
031B01081000 3 PUD PD 27 District 12 NORTHWIND 0.28
031B01082000 3 PUD PD 27 District 12 NORTHWIND 0.26
031B01083000 3 PUD PD 27 District 12 NORTHWIND 0.32
031B01084000 3 PUD PD 27 District 12 NORTHWIND 0.41
031B01085000 3 PUD PD 27 District 12 NORTHWIND 0.32
031B01086000 3 PUD PD 27 District 12 NORTHWIND 0.35
031B01087000 3 PUD PD 27 District 12 NORTHWIND 0.33
031B01088000 3 PUD PD 27 District 12 NORTHWIND 0.33
031B01089000 3 PUD PD 27 District 12 NORTHWIND 0.35
031B01090000 3 PUD PD 27 District 12 NORTHWIND 0.35
031B01091000 3 PUD PD 27 District 12 NORTHWIND 0.34
031B01092000 3 PUD PD 27 District 12 NORTHWIND 0.35
031B01093000 3 PUD PD 27 District 12 NORTHWIND 0.38
031B01094000 3 PUD PD 27 District 12 NORTHWIND 0.37
031B01095000 3 PUD PD 27 District 12 NORTHWIND 0.38
031B01096000 3 PUD PD 27 District 12 NORTHWIND 0.36
031B01097000 3 PUD PD 27 District 12 NORTHWIND 0.27
031B01098000 3 PUD PD 27 District 12 NORTHWIND 0.26
031B01099000 3 PUD PD 26 District 12 NORTHWIND 0.42
031B01100000 3 PUD PD 26 District 12 NORTHWIND 0.43
031B01101000 3 PUD PD 26 District 12 NORTHWIND 0.45
031B01102000 3 PUD PD 26 District 12 NORTHWIND 0.34
031B01103000 3 PUD PD 26 District 12 NORTHWIND 0.59
031B01104000 3 PUD PD 26 District 12 NORTHWIND 0.80
031B01105000 3 PUD PD 27 District 12 NORTHWIND 0.58
031B01106000 3 PUD PD 27 District 12 NORTHWIND 0.53
031B01107000 3 PUD PD 27 District 12 NORTHWIND 0.53
031B01108000 3 PUD PD 27 District 12 NORTHWIND 0.52
031B01109000 3 PUD PD 27 District 12 NORTHWIND 0.54
031B01110000 3 PUD PD 27 District 12 NORTHWIND 0.51
031B01111000 3 PUD PD 27 District 12 NORTHWIND 0.52
031B01112000 3 PUD PD 27 District 12 NORTHWIND 0.51
031B01113000 3 PUD PD 27 District 12 NORTHWIND 0.54
031B01114000 3 PUD PD 27 District 12 NORTHWIND 0.56
031B01115000 3 PUD PD 27 District 12 NORTHWIND 0.73
031B01116000 3 PUD PD 27 District 12 NORTHWIND 0.51
031B01117000 3 PUD PD 27 District 12 NORTHWIND 0.38
031B01118000 3 PUD PD 27 District 12 NORTHWIND 0.60
031B01119000 3 PUD PD 27 District 12 NORTHWIND 0.81
031B01120000 3 PUD PD 27 District 12 NORTHWIND 1.07
031B01121000 3 PUD PD 27 District 12 NORTHWIND 0.74
031B01122000 3 PUD PD 27 District 12 NORTHWIND 0.44
031B01123000 3 PUD PD 27 District 12 NORTHWIND 0.44
031B01124000 3 PUD PD 27 District 12 NORTHWIND 0.48
031B01125000 3 PUD PD 27 District 12 NORTHWIND 0.51
031B01126000 3 PUD PD 27 District 12 NORTHWIND 0.37
031B01127000 3 PUD PD 27 District 12 NORTHWIND 0.44
031B01128000 3 PUD PD 27 District 12 NORTHWIND 0.40
031B01129000 3 PUD PD 27 District 12 NORTHWIND 0.43

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 19
20

031B01130000 3 PUD PD 27 District 12 NORTHWIND 0.50
031B01132000 3 PUD PD 27 District 12 NORTHWIND 0.47
031B01133000 3 PUD PD 27 District 12 NORTHWIND 0.43
031B01134000 3 PUD PD 27 District 12 NORTHWIND 0.41
031B01135000 3 PUD PD 27 District 12 NORTHWIND 0.42
031B01136000 3 PUD PD 27 District 12 NORTHWIND 0.47
031B01137000 3 PUD PD 27 District 12 NORTHWIND 0.40
031B01138000 3 PUD PD 27 District 12 NORTHWIND 0.33
031B01139000 3 PUD PD 27 District 12 NORTHWIND 0.36
031B01140000 3 PUD PD 27 District 12 NORTHWIND 0.43
031B01141000 3 PUD PD 27 District 12 NORTHWIND 0.54
031B01142000 3 PUD PD 27 District 12 NORTHWIND 0.29
031B01143000 3 PUD PD 27 District 12 NORTHWIND 0.35
031B01144000 3 PUD PD 27 District 12 NORTHWIND 0.25
031B01145000 3 PUD PD 27 District 12 NORTHWIND 1.27
031B01146000 3 PUD PD 27 District 12 NORTHWIND 0.54
031C01001000 3 PUD PD 27 District 12 GRAND OAKS 0.65
031C01002000 3 PUD PD 27 District 12 GRAND OAKS 0.53
031C01003000 3 PUD PD 27 District 12 GRAND OAKS 0.54
031C01004000 3 PUD PD 27 District 12 GRAND OAKS 0.55
031C01005000 3 PUD PD 27 District 12 GRAND OAKS 0.57
031C01006000 3 PUD PD 27 District 12 GRAND OAKS 0.70
031C01007000 3 PUD PD 28 District 12 GRAND OAKS 0.49
031C01008000 3 PUD PD 28 District 12 GRAND OAKS 0.28
031C01009000 3 PUD PD 28 District 12 GRAND OAKS 0.29
031C01010000 3 PUD PD 28 District 12 GRAND OAKS 0.52
031C01011000 3 PUD PD 28 District 12 GRAND OAKS 0.50
031C01012000 3 PUD PD 28 District 12 GRAND OAKS 0.25
031C01013000 3 PUD PD 28 District 12 GRAND OAKS 0.26
031C01014000 3 PUD PD 28 District 12 GRAND OAKS 0.28
031C01015000 3 PUD PD 28 District 12 GRAND OAKS 0.42
031C01016000 3 PUD PD 28 District 12 GRAND OAKS 0.58
031C01017000 3 PUD PD 28 District 12 GRAND OAKS 0.57
031C01018000 3 PUD PD 28 District 12 GRAND OAKS 0.32
031C01019000 3 PUD PD 28 District 12 GRAND OAKS 0.45
031C01020000 3 PUD PD 27 District 12 GRAND OAKS 0.49
031C01021000 3 PUD PD 27 District 12 GRAND OAKS 0.32
031C01022000 3 PUD PD 27 District 12 GRAND OAKS 0.33
031C01023000 3 PUD PD 27 District 12 GRAND OAKS 0.48
031C01024000 3 PUD PD 27 District 12 GRAND OAKS 0.36
031C01025000 3 PUD PD 27 District 12 GRAND OAKS 0.47
031C01026000 3 PUD PD 27 District 12 GRAND OAKS 0.47
031C01027000 3 PUD PD 27 District 12 GRAND OAKS 0.31
031C01028000 3 PUD PD 27 District 12 GRAND OAKS 0.34
031C01029000 3 PUD PD 27 District 12 GRAND OAKS 0.35
031C01030000 3 PUD PD 27 District 12 GRAND OAKS 0.32
031C01031000 3 PUD PD 27 District 12 GRAND OAKS 0.32
031C01032000 3 PUD PD 27 District 12 GRAND OAKS 0.34
031C01033000 3 PUD PD 27 District 12 GRAND OAKS 0.43
031D01001000 3 PUD PD 27 District 12 ARBOR COVE 0.47
031D01002000 3 PUD PD 27 District 12 ARBOR COVE 0.38
031D01003000 3 PUD PD 27 District 12 ARBOR COVE 0.39
031D01004000 3 PUD PD 27 District 12 ARBOR COVE 0.42
031D01005000 3 PUD PD 27 District 12 ARBOR COVE 0.34
031D01006000 3 PUD PD 27 District 12 ARBOR COVE 0.32
031D01007000 3 PUD PD 27 District 12 ARBOR COVE 0.32
031D01008000 3 PUD PD 27 District 12 ARBOR COVE 0.35
031D01009000 3 PUD PD 27 District 12 ARBOR COVE 0.31
031D01010000 3 PUD PD 27 District 12 ARBOR COVE 0.36
031D01011000 3 PUD PD 27 District 12 ARBOR COVE 0.49
031D01012000 3 PUD PD 27 District 12 ARBOR COVE 0.62

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 20
21

031D01013000 3 PUD PD 6 District 12 ARBOR COVE 0.56
031D01014000 3 PUD PD 6 District 12 ARBOR COVE 0.47
031D01015000 3 PUD PD 6 District 12 ARBOR COVE 0.42
031D01016000 3 PUD PD 6 District 12 ARBOR COVE 0.52
031D01017000 3 PUD PD 27 District 12 ARBOR COVE 0.38
031D01018000 3 PUD PD 27 District 12 ARBOR COVE 0.39
031D01019000 3 PUD PD 27 District 12 ARBOR COVE 0.42
031D01020000 3 PUD PD 27 District 12 ARBOR COVE 0.41
031D01021000 3 PUD PD 27 District 12 ARBOR COVE 0.41
031D01022000 3 PUD PD 27 District 12 ARBOR COVE 0.44
031D01023000 3 PUD PD 27 District 12 ARBOR COVE 1.14
031D01024000 3 PUD PD 27 District 12 ARBOR COVE 0.62
031D01025000 3 PUD PD 27 District 12 ARBOR COVE 0.46
031D01026000 3 PUD PD 27 District 12 ARBOR COVE 0.41
031D01027000 3 PUD PD 27 District 12 ARBOR COVE 0.42
031D01028000 3 PUD PD 27 District 12 ARBOR COVE 0.77
031D01029000 3 PUD PD 27 District 12 ARBOR COVE 0.43
031D01030000 3 PUD PD 27 District 12 ARBOR COVE 0.43
031D01031000 3 PUD PD 27 District 12 ARBOR COVE 0.48
031D01032000 3 PUD PD 27 District 12 ARBOR COVE 0.42
031D01033000 3 PUD PD 27 District 12 ARBOR COVE 0.51
031D01034000 3 PUD PD 27 District 12 ARBOR COVE 0.52
031D01035000 3 PUD PD 27 District 12 ARBOR COVE 0.46
031D01036000 3 PUD PD 27 District 12 ARBOR COVE 0.44
031D01037000 3 PUD PD 27 District 12 ARBOR COVE 0.42
031D01038000 3 PUD PD 27 District 12 ARBOR COVE 0.54
031D01039000 3 PUD PD 27 District 12 ARBOR COVE 0.40
031D01040000 3 PUD PD 27 District 12 ARBOR COVE 0.39
031D01041000 3 PUD PD 27 District 12 ARBOR COVE 0.44
031D01042000 3 PUD PD 27 District 12 ARBOR COVE 0.51
031D01043000 3 PUD PD 27 District 12 ARBOR COVE 0.75
031D01044000 3 PUD PD 27 District 12 ARBOR COVE 0.57
031D01045000 3 PUD PD 27 District 12 ARBOR COVE 0.57
031D01046000 3 PUD PD 27 District 12 ARBOR COVE 0.45
031D01047000 3 PUD PD 27 District 12 ARBOR COVE 0.58
031D01048000 3 PUD PD 27 District 12 ARBOR COVE 0.64
031D01049000 3 PUD PD 27 District 12 ARBOR COVE 0.44
031D01050000 3 PUD PD 27 District 12 ARBOR COVE 0.41
031D01051000 3 PUD PD 27 District 12 ARBOR COVE 0.47
031D01052000 3 PUD PD 27 District 12 ARBOR COVE 0.71
031D01053000 3 PUD PD 27 District 12 ARBOR COVE 0.60
031D01054000 3 PUD PD 27 District 12 ARBOR COVE 0.45
031D01055000 3 PUD PD 27 District 12 ARBOR COVE 0.43
031D01056000 3 PUD PD 27 District 12 ARBOR COVE 0.48
031D01057000 3 PUD PD 27 District 12 ARBOR COVE 0.48
031D01058000 3 PUD PD 27 District 12 ARBOR COVE 0.41
031D01059000 3 PUD PD 27 District 12 ARBOR COVE 0.42
031D01060000 3 PUD PD 27 District 12 ARBOR COVE 0.46
031D01061000 3 PUD PD 27 District 12 ARBOR COVE 0.46
031D01062000 3 PUD PD 27 District 12 ARBOR COVE 0.60
031D01063000 3 PUD PD 27 District 12 ARBOR COVE 0.39
031D01064000 3 PUD PD 27 District 12 ARBOR COVE 0.42
031D01065000 3 PUD PD 27 District 12 ARBOR COVE 0.38
031D01066000 3 PUD PD 27 District 12 ARBOR COVE 0.38
031D01067000 3 PUD PD 27 District 12 ARBOR COVE 0.37
031D01068000 3 PUD PD 27 District 12 ARBOR COVE 0.37
031D01069000 3 PUD PD 27 District 12 ARBOR COVE 0.39
031D01070000 3 PUD PD 27 District 12 ARBOR COVE 0.43
031D01071000 3 PUD PD 27 District 12 ARBOR COVE 0.37
031D01072000 3 PUD PD 27 District 12 ARBOR COVE 0.40
031D01073000 3 PUD PD 27 District 12 ARBOR COVE 0.45

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 21
22

031D01074000 3 PUD PD 27 District 12 ARBOR COVE 0.59
031D01075000 3 PUD PD 5 District 12 S AT ARBOR COVE 0.21
031D01076000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.13
031D01077000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.15
031D01078000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.17
031D01079000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.15
031D01080000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.14
031D01081000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.15
031D01082000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.17
031D01083000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.22
031D01084000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.17
031D01085000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.13
031D01086000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.14
031D01087000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.13
031D01088000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.13
031D01089000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.13
031D01090000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.14
031D01091000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.16
031D01092000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.31
031D01093000 3 PUD PD 28 District 12 S AT ARBOR COVE 0.24
031D01094000 3 PUD PD 27 District 12 S AT ARBOR COVE 0.28
031D01095000 3 PUD PD 27 District 12 S AT ARBOR COVE 0.19
031D01096000 3 PUD PD 27 District 12 S AT ARBOR COVE 0.17
031D01097000 3 PUD PD 27 District 12 S AT ARBOR COVE 0.14
031D01098000 3 PUD PD 27 District 12 S AT ARBOR COVE 0.14
031D01099000 3 PUD PD 27 District 12 S AT ARBOR COVE 0.15
031D01100000 3 PUD PD 27 District 12 S AT ARBOR COVE 0.15
031D01101000 3 PUD PD 27 District 12 S AT ARBOR COVE 0.16
031D01102000 3 PUD PD 27 District 12 S AT ARBOR COVE 0.18
031D01103000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.18
031D01104000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.22
031D01105000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.21
031D01106000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.18
031D01107000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.17
031D01108000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.18
031D01109000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.17
031D01110000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.18
031D01111000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.18
031D01112000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.23
031D01113000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.17
031D01114000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.14
031D01115000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.14
031D01116000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.14
031D01117000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.14
031D01118000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.14
031D01119000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.14
031D01120000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.14
031D01121000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.14
031D01122000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.20
031D01123000 3 PUD PD 5 District 12 S AT ARBOR COVE 0.21
031D01124000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.17
031D01125000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.17
031D01126000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.19
031D01127000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.20
031D01128000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.19
031D01129000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.15
031D01130000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.18
031D01131000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.18
031D01132000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.15
031D01133000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.16
031D01134000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.17

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 22
23

031D01135000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.17
031D01136000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.14
031D01137000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.16
031D01138000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.16
031D01139000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.15
031D01140000 3 PUD PD 6 District 12 S AT ARBOR COVE 0.17
047-01017000 4 RR RA 100 District 12 RESIDENTIAL 2.35
047-01018000 4 RR RA 100 District 12 RESIDENTIAL 3.42
047-01019000 4 RR RA 100 District 12 RESIDENTIAL 2.15
047-01019001 4 RR RA 100 District 12 RESIDENTIAL 1.63
047-01021000 4 RR RA 100 District 12 RESIDENTIAL 1.96
048-01001000 4 RR RA 94 District 12 RESIDENTIAL 39.37
048-01002000 4 RR RA 94 District 12 RESIDENTIAL 1.27
048-01003000 4 RR RA 94 District 12 RESIDENTIAL 18.02
048-01004001 4 RR RA 94 District 12 RESIDENTIAL 1.33
048-01005000 4 RR RA 94 District 12 RESIDENTIAL 2.85
048-01005001 4 RR RA 94 District 12 RESIDENTIAL 0.95
048-01005003 4 RR RA 94 District 12 RESIDENTIAL 1.54
048-01005011 4 RR RA 94 District 12 RESIDENTIAL 1.60
048-02030001 4 RR RA 67 District 12 RESIDENTIAL 1.73
048-02030002 4 RR RA 67 District 12 RESIDENTIAL 1.29
048-02030004 4 RR RA 67 District 12 RESIDENTIAL 1.30
048C01001000 4 SR R1 93 District 12 KINSEY CROSSING 0.93
048C01002000 4 SR R1 93 District 12 KINSEY CROSSING 1.04
048C01003000 4 SR R1 93 District 12 KINSEY CROSSING 0.75
048C01004000 4 SR R1 93 District 12 KINSEY CROSSING 0.75
048C01005000 4 SR R1 93 District 12 KINSEY CROSSING 0.78
048C01006000 4 SR R1 93 District 12 KINSEY CROSSING 0.76
048C01007000 4 SR R1 93 District 12 KINSEY CROSSING 0.78
048C01008000 4 SR R1 93 District 12 KINSEY CROSSING 0.78
048C01009000 4 SR R1 93 District 12 KINSEY CROSSING 0.76
048C01010000 4 SR R1 93 District 12 KINSEY CROSSING 0.78
048C01011000 4 SR R1 93 District 12 KINSEY CROSSING 0.96
048C01012000 4 SR R1 93 District 12 KINSEY CROSSING 1.06
048C01013000 4 SR R1 93 District 12 KINSEY CROSSING 1.00
048C01014000 4 SR R1 93 District 12 KINSEY CROSSING 0.74
048C01015000 4 SR R1 93 District 12 KINSEY CROSSING 0.76
048C01016000 4 SR R1 93 District 12 KINSEY CROSSING 0.75
048C01017000 4 SR R1 93 District 12 KINSEY CROSSING 0.75
048C01018000 4 SR R1 93 District 12 KINSEY CROSSING 0.73
048C01019000 4 SR R1 93 District 12 KINSEY CROSSING 0.71
048C01019001 4 SR R1 93 District 12 KINSEY CROSSING 0.76
048C01020000 4 SR R1 93 District 12 KINSEY CROSSING 1.52
048C01021000 4 SR R1 93 District 12 KINSEY CROSSING 0.77
050-01002051 3 MFR RM 30 District 12 MILY RESIDENTIAL 41.35
050-01029000 3 MFR RM 4 District 12 MILY RESIDENTIAL 28.85
050B01001000 3 PUD PD 29 District 12 BRANDON RIDGE 0.24
050B01002000 3 PUD PD 29 District 12 BRANDON RIDGE 0.19
050B01003000 3 PUD PD 29 District 12 BRANDON RIDGE 0.19
050B01004000 3 PUD PD 29 District 12 BRANDON RIDGE 0.18
050B01005000 3 PUD PD 29 District 12 BRANDON RIDGE 0.20
050B01006000 3 PUD PD 29 District 12 BRANDON RIDGE 0.18
050B01007000 3 PUD PD 4 District 12 BRANDON RIDGE 0.20
050B01008000 3 PUD PD 4 District 12 BRANDON RIDGE 0.20
050B01009000 3 PUD PD 4 District 12 BRANDON RIDGE 0.21
050B01010000 3 PUD PD 4 District 12 BRANDON RIDGE 0.31
050B01011000 3 PUD PD 4 District 12 BRANDON RIDGE 0.24
050B01012000 3 PUD PD 4 District 12 BRANDON RIDGE 0.33
050B01013000 3 PUD PD 4 District 12 BRANDON RIDGE 0.29
050B01014000 3 PUD PD 4 District 12 BRANDON RIDGE 0.18
050B01015000 3 PUD PD 4 District 12 BRANDON RIDGE 0.20

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 23
24

050B01016000 3 PUD PD 29 District 12 BRANDON RIDGE 0.19
050B01017000 3 PUD PD 29 District 12 BRANDON RIDGE 0.17
050B01018000 3 PUD PD 29 District 12 BRANDON RIDGE 0.17
050B01019000 3 PUD PD 29 District 12 BRANDON RIDGE 0.17
050B01020000 3 PUD PD 29 District 12 BRANDON RIDGE 0.21
050B01021000 3 PUD PD 29 District 12 BRANDON RIDGE 0.24
050B01022000 3 PUD PD 29 District 12 BRANDON RIDGE 0.18
050B01023000 3 PUD PD 4 District 12 BRANDON RIDGE 0.23
050B01024000 3 PUD PD 4 District 12 BRANDON RIDGE 0.19
050B01025000 3 PUD PD 4 District 12 BRANDON RIDGE 0.33
050B01026000 3 PUD PD 4 District 12 BRANDON RIDGE 0.26
050B01027000 3 PUD PD 4 District 12 BRANDON RIDGE 0.36
050B01028000 3 PUD PD 4 District 12 BRANDON RIDGE 0.29
050B01029000 3 PUD PD 4 District 12 BRANDON RIDGE 0.19
050B01030000 3 PUD PD 29 District 12 BRANDON RIDGE 0.17
050B01031000 3 PUD PD 29 District 12 BRANDON RIDGE 0.17
050B01032000 3 PUD PD 29 District 12 BRANDON RIDGE 0.17
050B01033000 3 PUD PD 29 District 12 BRANDON RIDGE 0.17
050B01034000 3 PUD PD 29 District 12 BRANDON RIDGE 0.20
050B01035000 3 PUD PD 29 District 12 BRANDON RIDGE 0.23
050B01036000 3 PUD PD 29 District 12 BRANDON RIDGE 0.25
050B01037000 3 PUD PD 29 District 12 BRANDON RIDGE 0.20
050B01038000 3 PUD PD 29 District 12 BRANDON RIDGE 0.19
050B01039000 3 PUD PD 29 District 12 BRANDON RIDGE 0.28
050B01040000 3 PUD PD 29 District 12 BRANDON RIDGE 0.19
050B01041000 3 PUD PD 29 District 12 BRANDON RIDGE 0.18
050B01042000 3 PUD PD 29 District 12 BRANDON RIDGE 0.28
050B01043000 3 PUD PD 29 District 12 BRANDON RIDGE 0.30
050B01044000 3 PUD PD 29 District 12 BRANDON RIDGE 0.17
050B01045000 3 PUD PD 29 District 12 BRANDON RIDGE 0.18
050B01046000 3 PUD PD 29 District 12 BRANDON RIDGE 0.21
050B01047000 3 PUD PD 29 District 12 BRANDON RIDGE 0.26
050B01048000 3 PUD PD 29 District 12 BRANDON RIDGE 0.40
050B01049000 3 PUD PD 29 District 12 BRANDON RIDGE 0.26
050B01050000 3 PUD PD 29 District 12 BRANDON RIDGE 0.21
050B01051000 3 PUD PD 29 District 12 BRANDON RIDGE 0.20
050B01052000 3 PUD PD 29 District 12 BRANDON RIDGE 0.50
050B01053000 3 PUD PD 29 District 12 BRANDON RIDGE 1.03
050B01054000 3 PUD PD 29 District 12 BRANDON RIDGE 0.25
050B01055000 3 PUD PD 29 District 12 BRANDON RIDGE 0.44
050B01056000 3 PUD PD 29 District 12 BRANDON RIDGE 0.27
050B01057000 3 PUD PD 29 District 12 BRANDON RIDGE 0.17
050B01058000 3 PUD PD 29 District 12 BRANDON RIDGE 0.18
050B01059000 3 PUD PD 29 District 12 BRANDON RIDGE 0.22
050B01060000 3 PUD PD 29 District 12 BRANDON RIDGE 0.18
050B01061000 3 PUD PD 29 District 12 BRANDON RIDGE 0.24
050B01062000 3 PUD PD 29 District 12 BRANDON RIDGE 0.24
050B01063000 3 PUD PD 29 District 12 BRANDON RIDGE 0.21
050B01064000 3 PUD PD 29 District 12 BRANDON RIDGE 0.27
050B01065000 3 PUD PD 29 District 12 BRANDON RIDGE 0.34
050B01066000 3 PUD PD 29 District 12 BRANDON RIDGE 0.28
050B01067000 3 PUD PD 29 District 12 BRANDON RIDGE 0.25
051-01001000 3 MFR RM 14 District 6 MILY RESIDENTIAL 0.50
051-01009007 3 MFR RM 14 District 6 MILY RESIDENTIAL 5.10
051-01009071 3 MFR RM 14 District 6 MILY RESIDENTIAL 0.93
051C01011000 3 C2 C2 13 District 6 EAGLES WALK 0.34
051C01012000 3 C2 C2 13 District 6 EAGLES WALK 0.43
051C01013000 3 C2 C2 13 District 6 EAGLES WALK 0.38
051C01014000 3 C2 C2 13 District 6 EAGLES WALK 0.42
051C01015000 3 C2 C2 13 District 6 EAGLES WALK 0.45
051C01020000 3 C2 C2 13 District 6 EAGLES WALK 0.72

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 24
25

051D01001000 3 MFR RM 14 District 6 SONG PLANTATION 0.68
051D01004000 3 SR R3 3 District 12 SONG PLANTATION 0.36
051D02001000 3 SR R3 14 District 6 SONG PLANTATION 0.47
051D02002000 3 SR R3 14 District 6 SONG PLANTATION 0.45
051D02003000 3 SR R3 14 District 6 SONG PLANTATION 0.48
051D02004000 3 SR R3 14 District 6 SONG PLANTATION 0.40
051D02005000 3 SR R3 14 District 6 SONG PLANTATION 0.42
051D02006000 3 SR R3 14 District 6 SONG PLANTATION 0.43
051D02007000 3 SR R3 3 District 12 SONG PLANTATION 0.46
051D02012000 3 SR R3 3 District 12 SONG PLANTATION 0.43
051D02013000 3 SR R3 3 District 12 SONG PLANTATION 0.31
051D02014000 3 SR R3 3 District 12 SONG PLANTATION 0.36
051D02015000 3 SR R3 3 District 12 SONG PLANTATION 0.36
051D02016000 3 SR R3 3 District 12 SONG PLANTATION 0.36
051D02017000 3 SR R3 14 District 6 SONG PLANTATION 0.49
051D02018000 3 SR R3 14 District 6 SONG PLANTATION 0.51
051D02019000 3 SR R3 14 District 6 SONG PLANTATION 0.43
051D02020000 3 SR R3 14 District 6 SONG PLANTATION 0.79
051D02021000 3 SR R3 14 District 6 SONG PLANTATION 0.57
051D02022000 3 SR R3 14 District 6 SONG PLANTATION 0.45
051D02023000 3 SR R3 14 District 6 SONG PLANTATION 0.44
051D02024000 3 SR R3 14 District 6 SONG PLANTATION 0.37
051D02025000 3 SR R3 14 District 6 SONG PLANTATION 0.43
051D02026000 3 SR R3 14 District 6 SONG PLANTATION 0.38
051D02027000 3 SR R3 14 District 6 SONG PLANTATION 0.53
051D02028000 3 SR R3 15 District 6 SONG PLANTATION 0.58
051D02029000 3 SR R3 15 District 6 SONG PLANTATION 0.46
051D02030000 3 SR R3 2 District 12 SONG PLANTATION 0.39
051D02031000 3 SR R3 2 District 12 SONG PLANTATION 0.33
051D02032000 3 SR R3 2 District 12 SONG PLANTATION 0.36
051D02033000 3 SR R3 2 District 12 SONG PLANTATION 0.35
051D02034000 3 SR R3 2 District 12 SONG PLANTATION 0.40
051D02035000 3 SR R3 2 District 12 SONG PLANTATION 0.34
051D02036000 3 SR R3 2 District 12 SONG PLANTATION 0.34
051D02037000 3 SR R3 2 District 12 SONG PLANTATION 0.36
051D02038000 3 SR R3 2 District 12 SONG PLANTATION 0.41
051D02039000 3 SR R3 2 District 12 SONG PLANTATION 0.41
051D02040000 3 SR R3 3 District 12 SONG PLANTATION 0.37
051D02041000 3 SR R3 3 District 12 SONG PLANTATION 0.39
051D02043000 3 SR R3 3 District 12 SONG PLANTATION 0.40
051D02044000 3 SR R3 3 District 12 SONG PLANTATION 0.44
051D02047000 3 SR R3 3 District 12 SONG PLANTATION 0.39
051D02048000 3 SR R3 3 District 12 SONG PLANTATION 0.35
051D02049000 3 SR R3 3 District 12 SONG PLANTATION 0.32
051D02050000 3 SR R3 3 District 12 SONG PLANTATION 0.33
051D02051000 3 SR R3 3 District 12 SONG PLANTATION 0.38
051D02052000 3 SR R3 3 District 12 SONG PLANTATION 0.39
051D02053000 3 SR R3 3 District 12 SONG PLANTATION 0.35
051D02054000 3 SR R3 3 District 12 SONG PLANTATION 0.36
051D02055000 3 SR R3 3 District 12 SONG PLANTATION 0.32
051D02056000 3 SR R3 3 District 12 SONG PLANTATION 0.48
051D02057000 3 SR R3 3 District 12 SONG PLANTATION 0.35
051D02058000 3 SR R3 3 District 12 SONG PLANTATION 0.37
051D02059000 3 SR R3 3 District 12 SONG PLANTATION 0.34
051D02060000 3 SR R3 3 District 12 SONG PLANTATION 0.36
051D02061000 3 SR R3 3 District 12 SONG PLANTATION 0.46
051D02062000 3 SR R3 3 District 12 SONG PLANTATION 0.41
051D02063000 3 SR R3 2 District 12 SONG PLANTATION 0.41
051D02064000 3 SR R3 14 District 6 SONG PLANTATION 0.54
051D02065000 3 SR R3 14 District 6 SONG PLANTATION 0.30
051D02066000 3 SR R3 14 District 6 SONG PLANTATION 0.41

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 25
26

051D02067000 3 SR R3 14 District 6 SONG PLANTATION 0.39
051D02068000 3 SR R3 14 District 6 SONG PLANTATION 0.50
051D02069000 3 SR R3 14 District 6 SONG PLANTATION 0.43
051D02070000 3 SR R3 3 District 12 SONG PLANTATION 0.33
051D02071000 3 SR R3 3 District 12 SONG PLANTATION 0.38
051D02072000 3 SR R3 3 District 12 SONG PLANTATION 0.38
051D02073000 3 SR R3 3 District 12 SONG PLANTATION 0.44
051D02074000 3 SR R3 3 District 12 SONG PLANTATION 0.42
051D02075000 3 SR R3 3 District 12 SONG PLANTATION 0.46
051D02076000 3 SR R3 3 District 12 SONG PLANTATION 0.60
051D02077000 3 SR R3 3 District 12 SONG PLANTATION 0.47
051D02078000 3 SR R3 3 District 12 SONG PLANTATION 0.49
069-01003000 4 RR RA 1 District 12 RESIDENTIAL 3.06
069-01004000 4 RR RA 1 District 12 RESIDENTIAL 4.11
069-01005000 4 RR RA 1 District 12 RESIDENTIAL 5.11
069-01006000 4 RR RA 1 District 12 RESIDENTIAL 4.07
069-01006005 4 RR RA 1 District 12 RESIDENTIAL 1.29
069-01008044 4 SR PD 1 District 12 RESIDENTIAL 33.10
S01-01001000 4 SR R4 90 District 12 LDWOOD ESTATES 0.33
S01-01002000 4 SR R4 90 District 12 LDWOOD ESTATES 0.25
S01-01003000 4 SR R4 90 District 12 LDWOOD ESTATES 0.25
S01-01004000 4 SR R4 90 District 12 LDWOOD ESTATES 0.22
S01-01005000 4 SR R4 90 District 12 LDWOOD ESTATES 0.26
S01-01006000 4 SR R4 90 District 12 LDWOOD ESTATES 0.25
S01-01007000 4 SR R4 90 District 12 LDWOOD ESTATES 0.26
S01-01008000 4 SR R4 90 District 12 LDWOOD ESTATES 0.25
S01-01009000 4 SR R4 90 District 12 LDWOOD ESTATES 0.26
S01-01010000 4 SR R4 90 District 12 LDWOOD ESTATES 0.24
S01-01011000 4 SR R4 90 District 12 LDWOOD ESTATES 0.25
S01-01012000 4 SR R4 90 District 12 LDWOOD ESTATES 0.26
S01-01013000 4 SR R4 90 District 12 LDWOOD ESTATES 0.25
S01-01014000 4 SR R4 90 District 12 LDWOOD ESTATES 0.24
S01-01015000 4 SR R4 90 District 12 LDWOOD ESTATES 0.24
S01-01016000 4 SR R4 90 District 12 LDWOOD ESTATES 0.26
S01-01017000 4 SR R4 90 District 12 LDWOOD ESTATES 0.26
S01-01018000 4 SR R4 90 District 12 LDWOOD ESTATES 0.26
S01-01019000 4 SR R4 90 District 12 LDWOOD ESTATES 0.25
S01-01020000 4 SR R4 90 District 12 LDWOOD ESTATES 0.24
S01-01021000 4 SR R4 90 District 12 LDWOOD ESTATES 0.31
S01-01022000 4 SR R4 90 District 12 LDWOOD ESTATES 0.45
S01-01023000 4 SR R4 90 District 12 LDWOOD ESTATES 0.64
S01-01024000 4 SR R4 90 District 12 LDWOOD ESTATES 0.48
S01-01025000 4 SR R4 90 District 12 LDWOOD ESTATES 0.44
S01-01026000 4 SR R4 90 District 12 LDWOOD ESTATES 0.36
S01-01027000 4 SR R4 90 District 12 LDWOOD ESTATES 0.27
S01-01028000 4 SR R4 90 District 12 LDWOOD ESTATES 0.32
S01-01029000 4 SR R4 90 District 12 LDWOOD ESTATES 0.35
S01-01030000 4 SR R4 90 District 12 LDWOOD ESTATES 0.29
S01-01031000 4 SR R4 90 District 12 LDWOOD ESTATES 0.25
S01-03001000 4 SR R4 90 District 12 RESIDENTIAL 0.47
S01-03002000 4 SR R4 90 District 12 RESIDENTIAL 0.66
S01-03005000 4 SR R4 90 District 12 RESIDENTIAL 0.60
S01-03006000 4 SR R4 90 District 12 RESIDENTIAL 0.59
S01-03007000 4 SR R4 90 District 12 RESIDENTIAL 0.36
S01-03008000 4 SR R4 90 District 12 RESIDENTIAL 0.33
S01-03010000 4 SR R4 90 District 12 RESIDENTIAL 0.50
S01-03011000 4 SR R4 90 District 12 RESIDENTIAL 0.44
S01-03012000 4 SR R4 90 District 12 RESIDENTIAL 0.63
S01-03013000 4 SR R4 90 District 12 RESIDENTIAL 0.50
S01-03014000 4 SR R4 90 District 12 RESIDENTIAL 0.49
S01-03015000 4 SR R4 90 District 12 RESIDENTIAL 0.56

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 26
27

S01-03016000 4 SR R4 90 District 12 RESIDENTIAL 0.45
S01-03017000 4 SR R4 90 District 12 RESIDENTIAL 0.27
S01-03018000 4 SR R4 90 District 12 RESIDENTIAL 0.78
S01-03020000 4 CCR RD 90 District 12 RESIDENTIAL 0.50
S01-03021000 4 CCR RD 90 District 12 RESIDENTIAL 0.68
S01-03022000 4 SR R3 90 District 12 RESIDENTIAL 0.80
S01-03023001 4 SR R3 90 District 12 RESIDENTIAL 0.56
S01-03024000 4 CCR RD 90 District 12 RESIDENTIAL 0.57
S01-03024001 4 CCR RD 90 District 12 RESIDENTIAL 0.56
S01-03024002 4 CCR RD 71 District 12 RESIDENTIAL 0.71
S01-03024021 4 CCR RD 71 District 12 RESIDENTIAL 0.66
S01-03025000 4 SR R4 90 District 12 RESIDENTIAL 0.68
S01-03027000 4 SR R4 90 District 12 RESIDENTIAL 8.36
S02-01001000 4 SR R4 90 District 12 RESIDENTIAL 1.92
S02-01002000 4 SR R4 71 District 12 RESIDENTIAL 0.71
S02-01003000 4 SR R4 71 District 12 RESIDENTIAL 0.79
S02-01004000 4 SR R4 71 District 12 RESIDENTIAL 0.73
S02-01005000 4 SR R4 71 District 12 RESIDENTIAL 0.85
S02-01006000 4 SR R4 71 District 12 RESIDENTIAL 0.71
S02-01007000 4 SR R4 71 District 12 RESIDENTIAL 0.97
S02-01010000 4 SR R4 71 District 12 RESIDENTIAL 0.75
S02-01011000 4 SR R4 71 District 12 RESIDENTIAL 0.77
S02-02005000 4 SR R4 71 District 12 RESIDENTIAL 1.10
S02-02006000 4 SR R4 71 District 12 RESIDENTIAL 1.28
S02-02007000 4 SR R4 71 District 12 RESIDENTIAL 0.51
S02-02008000 4 SR R4 71 District 12 RESIDENTIAL 1.21
S02-04001000 4 SR R4 90 District 12 LDWOOD ESTATES 0.28
S02-04002000 4 SR R4 71 District 12 LDWOOD ESTATES 0.25
S02-04003000 4 SR R4 71 District 12 LDWOOD ESTATES 0.26
S02-04004000 4 SR R4 71 District 12 LDWOOD ESTATES 0.27
S02-04005000 4 SR R4 71 District 12 LDWOOD ESTATES 0.26
S02-04006000 4 SR R4 71 District 12 LDWOOD ESTATES 0.26
S02-04007000 4 SR R4 71 District 12 LDWOOD ESTATES 0.26
S02-04008000 4 SR R4 71 District 12 LDWOOD ESTATES 0.28
S02-04009000 4 SR R4 71 District 12 LDWOOD ESTATES 0.25
S02-04010000 4 SR R4 71 District 12 LDWOOD ESTATES 0.25
S02-04011000 4 SR R4 71 District 12 LDWOOD ESTATES 0.24
S02-04012000 4 SR R4 71 District 12 LDWOOD ESTATES 0.24
S02-04013000 4 SR R4 71 District 12 LDWOOD ESTATES 0.26
S02-04014000 4 SR R4 71 District 12 LDWOOD ESTATES 0.25
S02-04015000 4 SR R4 71 District 12 LDWOOD ESTATES 0.25
S02-04016000 4 SR R4 90 District 12 LDWOOD ESTATES 0.26
S02-05001000 4 SR R4 71 District 12 LDWOOD ESTATES 0.45
S02-05002000 4 SR R4 71 District 12 LDWOOD ESTATES 0.33
S02-05003000 4 SR R4 71 District 12 LDWOOD ESTATES 0.28
S02-05004000 4 SR R4 71 District 12 LDWOOD ESTATES 0.27
S02-05006000 4 SR R4 71 District 12 LDWOOD ESTATES 0.41
S02-05006001 4 SR R4 71 District 12 LDWOOD ESTATES 0.43
S04-01001000 4 SR R4 90 District 12 PINE HILLS 0.66
S04-01002000 4 SR R4 90 District 12 PINE HILLS 0.70
S05-01001000 4 RR RA 70 District 12 SENTRY OAK 1.64
S05-01002000 4 RR RA 91 District 12 RESIDENTIAL 30.37
S05-01003000 4 MHR RMH 91 District 12 MOBILE HOME 33.96
S05-02001000 4 SR R4 70 District 12 PINE HILLS 0.58
S05-02002000 4 SR R4 70 District 12 PINE HILLS 0.49
S05-02003000 4 SR R4 70 District 12 PINE HILLS 0.53
S05-02004000 4 SR R4 70 District 12 PINE HILLS 0.51
S05-02005000 4 SR R4 70 District 12 PINE HILLS 0.48
S05-02006000 4 SR R4 70 District 12 PINE HILLS 0.51
S05-02007000 4 SR R4 91 District 12 PINE HILLS 0.48
S05-02008000 4 SR R4 91 District 12 PINE HILLS 0.55

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 27
28

S05-02009000 4 SR R4 91 District 12 PINE HILLS 0.56
S05-02010000 4 SR R4 91 District 12 PINE HILLS 0.36
S05-02011000 4 SR R4 91 District 12 PINE HILLS 0.49
S05-02012000 4 SR R4 91 District 12 PINE HILLS 0.47
S05-02013000 4 SR R4 91 District 12 PINE HILLS 0.47
S05-02014000 4 SR R4 91 District 12 PINE HILLS 0.48
S05-02015000 4 SR R4 91 District 12 PINE HILLS 0.59
S05-03001000 4 SR R4 71 District 12 PINE HILLS 0.45
S05-03002000 4 SR R4 71 District 12 PINE HILLS 0.44
S05-03003000 4 SR R4 71 District 12 PINE HILLS 0.46
S05-03004000 4 SR R4 71 District 12 PINE HILLS 0.44
S05-03005000 4 SR R4 71 District 12 PINE HILLS 0.41
S05-03006000 4 SR R4 71 District 12 PINE HILLS 0.51
S05-03007000 4 SR R4 90 District 12 PINE HILLS 0.42
S05-03008000 4 SR R4 90 District 12 PINE HILLS 0.90
S05-03010000 4 SR R4 90 District 12 PINE HILLS 0.43
S05-03011000 4 SR R4 90 District 12 PINE HILLS 0.46
S05-03012000 4 SR R4 90 District 12 PINE HILLS 0.33
S05-03013000 4 SR R4 90 District 12 PINE HILLS 0.51
S05-03014000 4 SR R4 90 District 12 PINE HILLS 0.47
S05-03015000 4 SR R4 90 District 12 PINE HILLS 0.43
S05-03016000 4 SR R4 90 District 12 LDWOOD ESTATES 0.40
S05-03017000 4 SR R4 90 District 12 LDWOOD ESTATES 0.34
S05-03018000 4 SR R4 90 District 12 LDWOOD ESTATES 0.56
S05-03019000 4 SR R4 90 District 12 LDWOOD ESTATES 0.70
S05-03020000 4 SR R4 90 District 12 LDWOOD ESTATES 0.40
S05-03021000 4 SR R4 90 District 12 LDWOOD ESTATES 0.33
S05-03022000 4 SR R4 90 District 12 LDWOOD ESTATES 0.36
S05-03023000 4 SR R4 90 District 12 LDWOOD ESTATES 0.29
S05-03024000 4 SR R4 90 District 12 LDWOOD ESTATES 0.27
S05-03025000 4 SR R4 90 District 12 LDWOOD ESTATES 0.29
S05-03026000 4 SR R4 90 District 12 LDWOOD ESTATES 0.31
S05-03027000 4 SR R4 90 District 12 LDWOOD ESTATES 0.29
S05-03028000 4 SR R4 90 District 12 LDWOOD ESTATES 0.32
S05-03029000 4 SR R4 90 District 12 LDWOOD ESTATES 0.31
S05-03030000 4 SR R4 90 District 12 LDWOOD ESTATES 0.30
S05-03031000 4 SR R4 71 District 12 LDWOOD ESTATES 0.32
S05-03032000 4 SR R4 71 District 12 LDWOOD ESTATES 0.28
S05-03033000 4 SR R4 71 District 12 LDWOOD ESTATES 0.30
S05-03034000 4 SR R4 71 District 12 LDWOOD ESTATES 0.32
S05-03035000 4 SR R4 71 District 12 LDWOOD ESTATES 0.32
S05-03036000 4 SR R4 71 District 12 LDWOOD ESTATES 0.29
S05-03037000 4 SR R4 71 District 12 LDWOOD ESTATES 0.41
S05-04001000 4 SR R4 90 District 12 LDWOOD ESTATES 0.27
S05-04002000 4 SR R4 90 District 12 LDWOOD ESTATES 0.29
S05-04003000 4 SR R4 90 District 12 LDWOOD ESTATES 0.31
S05-04004000 4 SR R4 90 District 12 LDWOOD ESTATES 0.32
S05-04005000 4 SR R4 90 District 12 LDWOOD ESTATES 0.27
S05-04006000 4 SR R4 90 District 12 LDWOOD ESTATES 0.27
S05-04007000 4 SR R4 90 District 12 LDWOOD ESTATES 0.30
S05-04008000 4 SR R4 90 District 12 LDWOOD ESTATES 0.26
S05-04009000 4 SR R4 90 District 12 LDWOOD ESTATES 0.32
S05-04010000 4 SR R4 90 District 12 LDWOOD ESTATES 0.25
S05-04011000 4 SR R4 90 District 12 LDWOOD ESTATES 0.24
S05-04012000 4 SR R4 90 District 12 LDWOOD ESTATES 0.24
S05-04013000 4 SR R4 90 District 12 LDWOOD ESTATES 0.27
S05-04014000 4 SR R4 90 District 12 LDWOOD ESTATES 0.31
S05-04015000 4 SR R4 90 District 12 LDWOOD ESTATES 0.34
S05-04016000 4 SR R4 90 District 12 LDWOOD ESTATES 0.38
S05-04017000 4 SR R4 90 District 12 LDWOOD ESTATES 0.36
S05-04018000 4 SR R4 90 District 12 LDWOOD ESTATES 0.21

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 28
29

S05-04019000 4 SR R4 90 District 12 LDWOOD ESTATES 0.22
S05-04020000 4 SR R4 90 District 12 LDWOOD ESTATES 0.26
S05-04021000 4 SR R4 90 District 12 LDWOOD ESTATES 0.30
S05-04022000 4 SR R4 90 District 12 LDWOOD ESTATES 0.35
S05-05001000 4 SR R4 90 District 12 LDWOOD ESTATES 0.23
S05-05002000 4 SR R4 90 District 12 LDWOOD ESTATES 0.21
S05-05003000 4 SR R4 90 District 12 LDWOOD ESTATES 0.33
S05-05004000 4 SR R4 90 District 12 LDWOOD ESTATES 0.28
S05-05005000 4 SR R4 90 District 12 LDWOOD ESTATES 0.26
S05-05006000 4 SR R4 90 District 12 LDWOOD ESTATES 0.31
S05-05007000 4 SR R4 90 District 12 LDWOOD ESTATES 0.27
S05-05008000 4 SR R4 90 District 12 LDWOOD ESTATES 0.25
S05-05009000 4 SR R4 90 District 12 LDWOOD ESTATES 0.27
S05-05010000 4 SR R4 90 District 12 LDWOOD ESTATES 0.33
S05-05011000 4 SR R4 90 District 12 LDWOOD ESTATES 0.29
S05-05012000 4 SR R4 90 District 12 LDWOOD ESTATES 0.30
S05-05013000 4 SR R4 90 District 12 LDWOOD ESTATES 0.26
S05-05014000 4 SR R4 90 District 12 LDWOOD ESTATES 0.34
S05-05015000 4 SR R4 90 District 12 LDWOOD ESTATES 0.28
S05-05016000 4 SR R4 90 District 12 LDWOOD ESTATES 0.25
S05-05017000 4 SR R4 90 District 12 LDWOOD ESTATES 0.24
S05-05018000 4 SR R4 90 District 12 LDWOOD ESTATES 0.25
S05-05019000 4 SR R4 90 District 12 LDWOOD ESTATES 0.23
S05-05020000 4 SR R4 90 District 12 LDWOOD ESTATES 0.27
S05-05021000 4 SR R4 90 District 12 LDWOOD ESTATES 0.31
S05-05022000 4 SR R4 90 District 12 LDWOOD ESTATES 0.32
S05-06001000 4 SR R4 90 District 12 LDWOOD ESTATES 0.25
S05-06002000 4 SR R4 90 District 12 LDWOOD ESTATES 0.23
S05-06003000 4 SR R4 90 District 12 LDWOOD ESTATES 0.28
S05-06004000 4 SR R4 90 District 12 LDWOOD ESTATES 0.30
S05-06005000 4 SR R4 90 District 12 LDWOOD ESTATES 0.27
S05-06006000 4 SR R4 90 District 12 LDWOOD ESTATES 0.35
S05-06007002 4 SR R4 71 District 12 LDWOOD ESTATES 0.51
S05-06007003 4 SR R4 71 District 12 LDWOOD ESTATES 0.41
S05-06007004 4 SR R4 90 District 12 LDWOOD ESTATES 0.63
S05-06008000 4 SR R4 71 District 12 LDWOOD ESTATES 0.31
S05-06009000 4 SR R4 71 District 12 LDWOOD ESTATES 0.37
S05-06010000 4 SR R4 71 District 12 LDWOOD ESTATES 0.31
S05-06011000 4 SR R4 71 District 12 LDWOOD ESTATES 0.34
S05-06012000 4 SR R4 71 District 12 LDWOOD ESTATES 0.37
S05-06013000 4 SR R4 71 District 12 LDWOOD ESTATES 0.30
S05-06014000 4 SR R4 71 District 12 LDWOOD ESTATES 0.28
S05-06015000 4 SR R4 71 District 12 LDWOOD ESTATES 0.28
S05-06016000 4 SR R4 71 District 12 LDWOOD ESTATES 0.28
S05-06017000 4 SR R4 71 District 12 LDWOOD ESTATES 0.32
S05-06018000 4 SR R4 71 District 12 LDWOOD ESTATES 0.33
S05-06019000 4 SR R4 71 District 12 LDWOOD ESTATES 0.44
S05-06020000 4 SR R4 71 District 12 LDWOOD ESTATES 0.37
S05-06021000 4 SR R4 71 District 12 LDWOOD ESTATES 0.32
S05-06022000 4 SR R4 71 District 12 LDWOOD ESTATES 0.36
S05-06023000 4 SR R4 71 District 12 LDWOOD ESTATES 0.29
S05-06024000 4 SR R4 71 District 12 LDWOOD ESTATES 0.29
S05-06025000 4 SR R4 71 District 12 LDWOOD ESTATES 0.21
S05-06026000 4 SR R4 71 District 12 LDWOOD ESTATES 0.30
S05-06027000 4 SR R4 90 District 12 LDWOOD ESTATES 0.28
S05-06028000 4 SR R4 90 District 12 LDWOOD ESTATES 0.27
S05-06029000 4 SR R4 90 District 12 LDWOOD ESTATES 0.24
S05-06030000 4 SR R4 90 District 12 LDWOOD ESTATES 0.25
S05-06031000 4 SR R4 90 District 12 LDWOOD ESTATES 0.28
S05-07002000 4 SR R4 71 District 12 LDWOOD ESTATES 0.32
S05-07007000 4 SR R4 71 District 12 LDWOOD ESTATES 0.32

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 29
30

S05-07008000 4 SR R4 71 District 12 LDWOOD ESTATES 0.26
S05-07009000 4 SR R4 71 District 12 LDWOOD ESTATES 0.28
S05-07010000 4 SR R4 71 District 12 LDWOOD ESTATES 0.27
S05-07012000 4 SR R4 71 District 12 LDWOOD ESTATES 0.25
S05-07013000 4 SR R4 71 District 12 LDWOOD ESTATES 0.27
S05-07014000 4 SR R4 71 District 12 LDWOOD ESTATES 0.24
S05-07015000 4 SR R4 71 District 12 LDWOOD ESTATES 0.27
S05-07016000 4 SR R4 71 District 12 LDWOOD ESTATES 0.20
S05-07016001 4 SR R4 71 District 12 LDWOOD ESTATES 0.21
S05-08002000 2 RR RA 71 District 12 RESIDENTIAL 1.08
S08-01001000 4 RR RA 92 District 12 RESIDENTIAL 4.39
S08-01004000 4 RR RA 92 District 12 RESIDENTIAL 1.32
S08-01005000 4 RR RA 92 District 12 RESIDENTIAL 1.98
S08-01006000 4 RR RA 92 District 12 RESIDENTIAL 0.62
S08-01007000 4 RR RA 92 District 12 RESIDENTIAL 2.84
S08-01008000 4 RR RA 92 District 12 RESIDENTIAL 3.25
S08-01009000 4 RR RA 92 District 12 RESIDENTIAL 1.91
S08-01011000 4 SR R2 92 District 12 CACTUS RIDGE 0.46
S08-01012000 4 SR R2 92 District 12 CACTUS RIDGE 0.59
S08-01013000 4 SR R2 92 District 12 CACTUS RIDGE 1.21
S08-01014000 4 SR R2 92 District 12 CACTUS RIDGE 0.57
S08-01014001 4 SR R2 92 District 12 CACTUS RIDGE 0.74
S08-01016000 4 SR R2 92 District 12 CACTUS RIDGE 1.28
S08-01017000 4 SR R2 92 District 12 CACTUS RIDGE 1.38
S08-01018000 4 SR R2 92 District 12 CACTUS RIDGE 1.61
S08-01019000 4 SR R2 92 District 12 CACTUS RIDGE 1.29
S08-01020000 4 RR RA 92 District 12 RESIDENTIAL 7.33
S09-01001000 4 CCR RD 70 District 12 SENTRY OAK 0.73
S09-01002000 4 CCR RD 70 District 12 SENTRY OAK 1.01
S09-01003000 4 CCR RD 91 District 12 SENTRY OAK 0.64
S09-01004000 4 CCR RD 91 District 12 SENTRY OAK 0.83
S09-01005000 4 CCR RD 91 District 12 SENTRY OAK 0.77
S09-01006000 4 CCR RD 91 District 12 SENTRY OAK 0.69
S09-01007000 4 CCR RD 91 District 12 SENTRY OAK 0.87
S09-01008000 4 CCR RD 91 District 12 SENTRY OAK 0.71
S09-01009000 4 CCR RD 91 District 12 SENTRY OAK 0.84
S09-01010000 4 CCR RD 91 District 12 SENTRY OAK 0.86
S09-01011000 4 CCR RD 91 District 12 SENTRY OAK 0.84
S09-01012000 4 CCR RD 91 District 12 SENTRY OAK 0.89
S09-01013000 4 CCR RD 91 District 12 SENTRY OAK 0.83
S09-01014000 4 CCR RD 91 District 12 SENTRY OAK 0.95
S09-01015000 4 CCR RD 91 District 12 SENTRY OAK 0.89
S09-01016000 4 CCR RD 91 District 12 SENTRY OAK 1.22
S09-01018000 4 CCR RD 91 District 12 SENTRY OAK 1.37
S09-02001000 4 SR R4 91 District 12 NGWOOD VALLEY 0.58
S09-02002000 4 SR R4 91 District 12 NGWOOD VALLEY 0.37
S09-02003000 4 SR R4 91 District 12 NGWOOD VALLEY 0.36
S09-02004000 4 SR R4 91 District 12 NGWOOD VALLEY 0.39
S09-02005000 4 SR R4 91 District 12 NGWOOD VALLEY 0.45
S09-02006000 4 SR R4 91 District 12 NGWOOD VALLEY 0.37
S09-02007000 4 SR R4 91 District 12 NGWOOD VALLEY 0.38
S09-02008000 4 SR R4 91 District 12 NGWOOD VALLEY 0.40
S09-02009000 4 SR R4 91 District 12 NGWOOD VALLEY 0.35
S09-02010000 4 SR R4 91 District 12 NGWOOD VALLEY 0.45
S09-02011000 4 SR R4 91 District 12 NGWOOD VALLEY 0.42
S09-02012000 4 SR R4 70 District 12 NGWOOD VALLEY 0.49
S09-02013000 4 CCR RD 91 District 12 SENTRY OAK 1.14
S09-02014000 4 CCR RD 91 District 12 SENTRY OAK 0.83
S09-02015000 4 CCR RD 91 District 12 SENTRY OAK 0.83
S09-02016000 4 CCR RD 91 District 12 SENTRY OAK 0.85
S09-02017000 4 CCR RD 91 District 12 SENTRY OAK 0.70

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 30
31

S09-02018000 4 CCR RD 91 District 12 SENTRY OAK 0.73
S09-02019000 4 CCR RD 91 District 12 SENTRY OAK 0.81
S09-02020000 4 CCR RD 91 District 12 SENTRY OAK 0.67
S09-02021000 4 CCR RD 91 District 12 SENTRY OAK 0.81
S09-02022000 4 CCR RD 91 District 12 SENTRY OAK 1.39
S09-02024000 4 CCR RD 91 District 12 SENTRY OAK 1.54
S09-02026000 4 CCR RD 91 District 12 SENTRY OAK 1.50
S09-02028000 4 CCR RD 91 District 12 SENTRY OAK 1.01
S09-03001000 4 SR R4 91 District 12 NGWOOD VALLEY 0.49
S09-03002000 4 SR R4 91 District 12 NGWOOD VALLEY 0.44
S09-03003000 4 SR R4 91 District 12 NGWOOD VALLEY 0.44
S09-03004000 4 SR R4 91 District 12 NGWOOD VALLEY 0.40
S09-03005000 4 SR R4 91 District 12 NGWOOD VALLEY 0.51
S09-03006000 4 SR R4 91 District 12 NGWOOD VALLEY 0.52
S09-03007000 4 SR R4 91 District 12 NGWOOD VALLEY 0.59
S09-03008000 4 SR R4 91 District 12 NGWOOD VALLEY 0.49
S09-03009000 4 SR R4 91 District 12 NGWOOD VALLEY 0.50
S09-03010000 4 SR R4 91 District 12 NGWOOD VALLEY 0.42
S09-03011000 4 SR R4 91 District 12 NGWOOD VALLEY 0.48
S09-03012000 4 SR R4 91 District 12 NGWOOD VALLEY 0.45
S09-03013000 4 SR R4 91 District 12 NGWOOD VALLEY 0.55
S09-03014000 4 SR R4 92 District 12 NGWOOD VALLEY 0.58
S09-03015000 4 SR R4 92 District 12 NGWOOD VALLEY 0.42
S09-03016000 4 SR R4 91 District 12 NGWOOD VALLEY 0.41
S09-03017000 4 SR R4 92 District 12 NGWOOD VALLEY 0.41
S09-03018000 4 SR R4 92 District 12 NGWOOD VALLEY 0.37
S09-03019000 4 SR R4 92 District 12 NGWOOD VALLEY 0.39
S09-03020000 4 SR R4 92 District 12 NGWOOD VALLEY 0.40
S09-03021000 4 SR R4 92 District 12 NGWOOD VALLEY 0.40
S09-03022000 4 SR R4 69 District 12 NGWOOD VALLEY 0.49
S09-04001000 4 SR R4 91 District 12 NGWOOD VALLEY 0.46
S09-04002000 4 SR R4 91 District 12 NGWOOD VALLEY 0.37
S09-04003000 4 SR R4 91 District 12 NGWOOD VALLEY 0.38
S09-04004000 4 SR R4 91 District 12 NGWOOD VALLEY 0.38
S09-04005000 4 SR R4 91 District 12 NGWOOD VALLEY 0.39
S09-04006000 4 SR R4 91 District 12 NGWOOD VALLEY 0.47
S09-04007000 4 SR R4 91 District 12 NGWOOD VALLEY 0.49
S09-04008000 4 SR R4 91 District 12 NGWOOD VALLEY 0.41
S09-04009000 4 SR R4 91 District 12 NGWOOD VALLEY 0.40
S09-04010000 4 SR R4 91 District 12 NGWOOD VALLEY 0.39
S09-04011000 4 SR R4 91 District 12 NGWOOD VALLEY 0.39
S09-04012000 4 SR R4 91 District 12 NGWOOD VALLEY 0.37
S09-05001000 4 SR R4 91 District 12 NGWOOD VALLEY 0.47
S09-05002000 4 SR R4 91 District 12 NGWOOD VALLEY 0.40
S09-05003000 4 SR R4 91 District 12 NGWOOD VALLEY 0.37
S09-05004000 4 SR R4 91 District 12 NGWOOD VALLEY 0.38
S09-05005000 4 SR R4 91 District 12 NGWOOD VALLEY 0.40
S09-05006000 4 SR R4 91 District 12 NGWOOD VALLEY 0.51
S09-05007000 4 SR R4 91 District 12 NGWOOD VALLEY 0.56
S09-05008000 4 SR R4 91 District 12 NGWOOD VALLEY 0.44
S09-05009000 4 SR R4 91 District 12 NGWOOD VALLEY 0.43
S09-05010000 4 SR R4 91 District 12 NGWOOD VALLEY 0.41
S09-05011000 4 SR R4 91 District 12 NGWOOD VALLEY 0.44
S09-05012000 4 SR R4 91 District 12 NGWOOD VALLEY 0.54
S09-06001000 4 SR R2 92 District 12 RESIDENTIAL 4.28
S09-06002000 4 SR R2 92 District 12 RESIDENTIAL 3.49
S09-06003000 4 SR R2 92 District 12 RESIDENTIAL 2.31
S09-06004000 4 SR R2 92 District 12 RESIDENTIAL 2.38
S09-06005000 4 SR R2 92 District 12 RESIDENTIAL 2.37
S09-06006000 4 RR RA 92 District 12 RESIDENTIAL 1.32
S09-06007000 4 RR RA 92 District 12 RESIDENTIAL 0.98

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 31
32

S09-06008000 4 RR RA 92 District 12 RESIDENTIAL 2.68
S09-06009000 4 RR RA 92 District 12 RESIDENTIAL 1.22
S09-06010000 4 RR RA 92 District 12 RESIDENTIAL 2.04
S09-06011000 4 RR RA 92 District 12 RESIDENTIAL 0.60
S09-06011001 4 RR RA 92 District 12 RESIDENTIAL 0.61
S09-06012000 4 SR R2 92 District 12 RESIDENTIAL 0.57
S09-06013000 4 SR R2 92 District 12 RESIDENTIAL 0.54
S09-06015000 4 SR R2 92 District 12 RESIDENTIAL 1.72
S09-06016000 4 SR R2 92 District 12 RESIDENTIAL 2.19
S09-06017000 4 SR R2 92 District 12 RESIDENTIAL 3.39
S14-01001000 4 RR RA 93 District 12 RESIDENTIAL 18.24
S14-01001001 4 RR RA 93 District 12 RESIDENTIAL 1.53
S14-01003000 4 RR RA 93 District 12 RESIDENTIAL 5.76
S14-01008000 4 SR R2 92 District 12 CACTUS RIDGE 0.97
S14-01009000 4 SR R2 92 District 12 CACTUS RIDGE 1.15
S14-01010000 4 SR R2 92 District 12 CACTUS RIDGE 1.11
S14-01012000 4 SR R2 92 District 12 CACTUS RIDGE 2.61
S14-01013000 4 SR R2 92 District 12 CACTUS RIDGE 2.22
S14-01015000 4 SR R2 92 District 12 CACTUS RIDGE 1.47
S14-01016000 4 RR RA 92 District 12 CACTUS RIDGE 4.63
S14-01018000 4 SR R2 92 District 12 CACTUS RIDGE 0.95
S14-01019000 4 SR R2 92 District 12 CACTUS RIDGE 0.96
S14-01020000 4 SR R2 92 District 12 CACTUS RIDGE 1.25
S14-01021000 4 SR R2 92 District 12 CACTUS RIDGE 0.56
S14-01022000 4 SR R2 92 District 12 CACTUS RIDGE 0.83
S14-01023000 4 SR R2 92 District 12 CACTUS RIDGE 2.45
S14-01025000 4 SR R2 92 District 12 CACTUS RIDGE 0.24
S14-01027000 4 SR R2 92 District 12 CACTUS RIDGE 2.26
S14-01028000 4 SR R2 92 District 12 CACTUS RIDGE 2.11
S14-01029000 4 SR R2 92 District 12 CACTUS RIDGE 1.14
S14-01030000 4 SR R2 92 District 12 CACTUS RIDGE 0.90
S14-01031000 4 SR R2 92 District 12 CACTUS RIDGE 1.27
S14-01032000 4 SR R2 92 District 12 CACTUS RIDGE 0.74
S14-01033000 4 SR R2 92 District 12 CACTUS RIDGE 0.77
S14-01033001 4 SR R2 92 District 12 CACTUS RIDGE 0.90
S14-01034000 4 SR R2 92 District 12 CACTUS RIDGE 1.75
S14-01035000 4 SR R2 92 District 12 CACTUS RIDGE 2.95
S14-01036000 4 SR R2 92 District 12 CACTUS RIDGE 2.22
S14-01037000 4 SR R2 92 District 12 CACTUS RIDGE 2.52
S14-01038000 4 SR R2 92 District 12 CACTUS RIDGE 1.05
S15-01001000 4 RR RA 93 District 12 OAK HILL 8.20
S15-01002000 4 SR R2 93 District 12 OAK HILL 0.55
S15-01003000 4 SR R2 93 District 12 OAK HILL 0.53
S15-01004000 4 SR R2 93 District 12 OAK HILL 0.51
S15-01005000 4 SR R2 93 District 12 OAK HILL 0.44
S15-01006000 4 SR R2 93 District 12 OAK HILL 0.55
S15-01007000 4 SR R2 93 District 12 OAK HILL 0.54
S15-01008000 4 SR R2 93 District 12 OAK HILL 0.60
S15-01013001 4 RR RA 69 District 12 RESIDENTIAL 0.23
S15-01014000 4 RR RA 92 District 12 CACTUS RIDGE 0.87
S15-01015000 4 RR RA 92 District 12 CACTUS RIDGE 0.99
S15-01016000 4 RR RA 92 District 12 CACTUS RIDGE 0.63
S15-01017000 4 RR RA 92 District 12 CACTUS RIDGE 1.34
S15-01019000 4 RR RA 92 District 12 CACTUS RIDGE 0.80
S15-01020000 4 RR RA 92 District 12 CACTUS RIDGE 0.47
S15-01021000 4 RR RA 92 District 12 CACTUS RIDGE 0.62
S15-01022000 4 SR R2 92 District 12 CACTUS RIDGE 0.64
S15-01023000 4 C3 C3 92 District 12 CACTUS RIDGE 1.24
S15-01028005 4 LI M1 93 District 12 CACTUS RIDGE 0.46
S15-01030000 4 RR RA 92 District 12 RESIDENTIAL 1.12
S15-01031000 4 RR RA 92 District 12 RESIDENTIAL 1.55

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 32
33

S15-01032000 4 RR RA 92 District 12 RESIDENTIAL 1.78
S15-01033000 4 SR R2 92 District 12 RESIDENTIAL 1.94
S15-01034000 4 SR R2 92 District 12 RESIDENTIAL 2.88
S15-01035000 4 SR R2 92 District 12 RESIDENTIAL 7.05
S15-01037000 4 SR R2 92 District 12 CACTUS RIDGE 1.16
S15-01038000 4 SR R2 92 District 12 CACTUS RIDGE 1.09
S15-01039000 4 RR RA 92 District 12 CACTUS RIDGE 1.31
S15-01040000 4 RR RA 92 District 12 RESIDENTIAL 2.25
S15-01042000 4 RR RA 92 District 12 RESIDENTIAL 9.60
S15-01043000 4 RR RA 92 District 12 RESIDENTIAL 1.81
S15-01044000 4 RR RA 92 District 12 RESIDENTIAL 0.57
S15-01045000 4 RR RA 92 District 12 RESIDENTIAL 2.64
S15A01001000 4 SR R2 92 District 12 CACTUS RIDGE 0.74
S15A01002000 4 SR R2 92 District 12 CACTUS RIDGE 0.75
S15A01003000 4 SR R2 92 District 12 CACTUS RIDGE 0.63
S15A01004000 4 SR R2 92 District 12 CACTUS RIDGE 0.66
S15A01005000 4 SR R2 92 District 12 CACTUS RIDGE 1.43
S15A01006000 4 SR R2 92 District 12 CACTUS RIDGE 0.75
S15A01007000 4 SR R2 92 District 12 CACTUS RIDGE 0.68
S15A01008000 4 SR R2 92 District 12 CACTUS RIDGE 0.59
S15A01009000 4 SR R2 92 District 12 CACTUS RIDGE 0.80
S15A01010000 4 SR R2 92 District 12 CACTUS RIDGE 0.78
S15A01011000 4 SR R2 92 District 12 CACTUS RIDGE 0.74
S15A01012000 4 SR R2 92 District 12 CACTUS RIDGE 0.87
S22-01001000 4 RR RA 94 District 12 RESIDENTIAL 1.52
S22-01002000 4 RR RA 94 District 12 RESIDENTIAL 1.52
S22-01003000 4 RR RA 93 District 12 RESIDENTIAL 1.45
S22-01004000 4 RR RA 93 District 12 RESIDENTIAL 1.35
S22-01005000 4 RR RA 93 District 12 RESIDENTIAL 1.48
S22-01007000 4 RR RA 93 District 12 RESIDENTIAL 3.80
S22-01007001 4 RR RA 93 District 12 RESIDENTIAL 1.80
S22-01008000 4 RR RA 94 District 12 RESIDENTIAL 5.74
S22-01009000 4 RR RA 93 District 12 RESIDENTIAL 1.03
S22-01010000 4 RR RA 93 District 12 RESIDENTIAL 5.66
S22-01011000 4 RR RA 93 District 12 RESIDENTIAL 2.43
S23-01001000 4 SR R2 93 District 12 OAK HILL 0.52
S23-01002000 4 SR R2 93 District 12 OAK HILL 0.48
S23-01003000 4 SR R2 93 District 12 OAK HILL 0.47
S23-01004000 4 SR R2 93 District 12 OAK HILL 0.51
S23-01005000 4 SR R2 93 District 12 OAK HILL 0.52
S23-01006000 4 SR R2 93 District 12 OAK HILL 0.53
S23-01007000 4 SR R2 93 District 12 OAK HILL 0.49
S23-01008000 4 SR R2 93 District 12 OAK HILL 0.47
S23-01009000 4 SR R2 93 District 12 OAK HILL 0.50
S23-01010000 4 SR R2 93 District 12 OAK HILL 0.60
S23-01011000 4 SR R2 93 District 12 OAK HILL 0.47
S23-01012000 4 SR R2 93 District 12 OAK HILL 0.50
S23-01013000 4 SR R2 93 District 12 OAK HILL 0.51
S23-01014000 4 SR R2 93 District 12 OAK HILL 0.53
S23-01015000 4 SR R2 93 District 12 OAK HILL 0.49
S23-01016000 4 SR R2 93 District 12 OAK HILL 0.52
S23-01017000 4 SR R2 93 District 12 OAK HILL 0.49
S23-01018000 4 SR R2 93 District 12 OAK HILL 0.53
S23-01019000 4 SR R2 93 District 12 OAK HILL 0.68
S23-01020000 4 SR R2 93 District 12 OAK HILL 0.52
S23-01021000 4 SR R2 93 District 12 OAK HILL 0.59
S23-01022000 4 SR R2 93 District 12 OAK HILL 0.70
S23-01024000 4 SR R2 93 District 12 OAK HILL 0.67
S23-01025000 4 SR R2 93 District 12 OAK HILL 0.46
S23-01026000 4 SR R2 93 District 12 OAK HILL 0.46
S23-01027000 4 SR R2 93 District 12 OAK HILL 0.46

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 33
34

S23-01028000 4 SR R2 93 District 12 OAK HILL 0.46
S23-01029000 4 SR R2 93 District 12 OAK HILL 0.45
S23-01030000 4 SR R2 93 District 12 OAK HILL 0.44
S23-01031000 4 SR R2 93 District 12 OAK HILL 0.45
S23-01032000 4 SR R2 93 District 12 OAK HILL 0.45
S23-01033000 4 SR R2 93 District 12 OAK HILL 0.46
S23-01034000 4 SR R2 93 District 12 OAK HILL 0.47
S23-01035000 4 SR R2 93 District 12 OAK HILL 0.46
S23-01036000 4 SR R2 93 District 12 OAK HILL 0.66
S23-01037000 4 SR R2 93 District 12 OAK HILL 0.47
S23-01038000 4 SR R2 94 District 12 OAK HILL 0.64
S23-01039000 4 SR R2 94 District 12 OAK HILL 0.54
S23-01040000 4 SR R2 94 District 12 OAK HILL 0.49
S23-01041000 4 SR R2 94 District 12 OAK HILL 0.52
S23-01042000 4 SR R2 94 District 12 OAK HILL 0.50
S23-01043000 4 SR R2 94 District 12 OAK HILL 0.50
S23-01044000 4 SR R2 94 District 12 OAK HILL 0.49
S23-01045000 4 SR R2 94 District 12 OAK HILL 0.51
S23-01046000 4 SR R2 94 District 12 OAK HILL 0.64
S23-01047000 4 SR R2 94 District 12 OAK HILL 0.56
S23-01048000 4 SR R2 93 District 12 OAK HILL 0.46
S23-01049000 4 SR R2 93 District 12 OAK HILL 0.38
S23-01050000 4 SR R2 93 District 12 OAK HILL 0.42
S23-01051000 4 SR R2 93 District 12 OAK HILL 0.47
S23-01052000 4 SR R2 93 District 12 OAK HILL 0.49
S23-01053000 4 SR R2 93 District 12 OAK HILL 0.74
S23-01054000 4 SR R2 93 District 12 OAK HILL 0.53
S23-01055000 4 SR R2 93 District 12 OAK HILL 0.47
S23-01056000 4 SR R2 93 District 12 OAK HILL 0.50
S23-01057000 4 SR R2 93 District 12 OAK HILL 0.46
S23-01058000 4 SR R2 93 District 12 OAK HILL 0.46
S23-01059000 4 SR R2 93 District 12 OAK HILL 0.46
S23-01060000 4 SR R2 93 District 12 OAK HILL 0.48
S23-01061000 4 SR R2 93 District 12 OAK HILL 0.41
S23-01062000 4 SR R2 93 District 12 OAK HILL 0.50
S23-01063000 4 SR R2 93 District 12 OAK HILL 0.49
S23-01064000 4 RR RA 93 District 12 RESIDENTIAL 4.49
S23-01064001 4 RR RA 93 District 12 RESIDENTIAL 1.97
S23-01066000 4 RR RA 93 District 12 RESIDENTIAL 9.53
S23-01067000 4 SR R1 93 District 12 RESIDENTIAL 1.32
S23-01068000 4 SR R1 93 District 12 RESIDENTIAL 1.22
S23-01069000 4 RR RA 93 District 12 RESIDENTIAL 6.75
S23-01069001 4 RR RA 93 District 12 RESIDENTIAL 5.25
S23-01071000 4 RR RA 93 District 12 RESIDENTIAL 0.94
S24-01007000 4 RR RA 68 District 12 RESIDENTIAL 4.58
S24-01008000 4 RR RA 68 District 12 RESIDENTIAL 1.37
S24-01008004 4 RR RA 68 District 12 RESIDENTIAL 1.52
S24-01008005 4 RR RA 68 District 12 RESIDENTIAL 4.08
S24-01008006 4 RR RA 68 District 12 RESIDENTIAL 1.58
S24-01009000 4 RR RA 67 District 12 RESIDENTIAL 10.88
S24-01009001 4 RR RA 67 District 12 RESIDENTIAL 7.32
013A01063007 1 SR R3 9 District 12 MANDERLY 1.10
013-01025000 1 RR RA 24 District 12 RESIDENTIAL 1.00
048-01004000 4 RR RA 94 District 12 RESIDENTIAL 1.01
048-01004004 4 RR RA 94 District 12 RESIDENTIAL 16.98
048-01004002 4 RR RA 94 District 12 RESIDENTIAL 12.14
048-01004003 4 RR RA 94 District 12 RESIDENTIAL 13.60
048-02030005 4 SR R3 67 District 12 RESIDENTIAL 10.44
031A02015000 3 PUD PD 28 District 12 EAGLE RIDGE 0.27
031A03011000 3 PUD PD 5 District 12 EAGLE RIDGE 0.28
031A04010000 3 PUD PD 28 District 12 EAGLE RIDGE 0.24

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 34
35

031A04029000 3 PUD PD 5 District 12 EAGLE RIDGE 0.25

2023 Annexation Zoning Changes, PC 4-21-23, CC 5-8-2023 35
PROPOSED
Henry County, GA

Overview

Legend
Parcels
Roads

1,180 ft

Parcel S05-01002000 Class A Owner O'BRIEN CAROLYN L S, ORDONEZ Land
$152,500
ID Acreage 27.635 Address R S, SMITH RALPH L & Value:
Last 2 Sales
Property 576 DAVIS RD CHARLES W Building
$160,100 Date Price Reason Qual
Address 112 MANN BLVD Value:
D OF
District County/UnIncorp STOCKBRIDGE GA 30281 Misc 10/8/2013 $0 U
$3,700 ASSNT
Value:
1/1/1973 $0 n/a U
Total
$316,300
Value:
Parcel lines depicted on the maps do not reflect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 10/14/2022
Last Data Uploaded: 10/13/2022 10:47:33 PM
Developed by
Citv of Stockbrldqe Plrnnlne rnd Zonlne Dlvlcloir
Application for an Amendment to the Comprehensive Plon
FORESTAR (usA) REAL ESTATE GROUP INC. phon.. 404-98s-0460
Namc of Applicant Datc, gti0l2022
Address ofApp licant: 3330 Cunrbcrland Blvd,Suite 275 Ccll #
City: Atlanta SUe: GA Zip: 30339 E-mail:
Nams of Alex Brock - Smirh, Cambrell & Russell, LLP phone: 404-Bt5-3603 l'totc. 91t012022

Address of Agent: I105 W. Pcrchtrce St NE Cell #
City: Atlanta State; 94 Zip: 3030e E-mail:

TTg TgnsoNs NAMED ABovE AFFIRM THAT TIIEY ARE TIIE OwNER Th. propcrt) wllt !o rOSTED wltl r C[ty of

OR ACENT OF TIIE OIIVNER OF'TIIE PROTERTY I}ESCnIEEII BELOW lltoclbrldgc Plrnolng ud Zonlng Slgn, Thr iltD nutt

AND REQUESTS THAT THf, POLLOWING AMENDMENT TO THE renrln on ttr rubJcct proputy lbr no hrr lhrn llftrcn

CoupnpnnNsrvE PLAN BE cRANTETT: dryr prlor to thr Plrnnlng ClommMon end Mrtor/Clty
Councll nectlng(*), Thc eppllcrnt flr proprrg, orrlr
FRoml Courrty Low Den$lty Rcsidentlal shrll not rmrovc or eltor thc rlgn fof

of Stockbridge High Densig Residential
ilt*ffi.,o-o

Property Addrcss: 576 Davit Road, Stockbrldgc, GA 30281

Ncarcst interscction to thc propcny: Estat€s Avenue & Davis Road

Size of Tract jl$l_acrc(s). Land LotNumba(s): 70 and 91 Dishic(s): Lz
Propc,ty Tax Paroel Number(s): S0s-01002000
(Requtred)

Witncss' of

/45r f l,-..-. s [r*)'.\so n
Name of Printed Name of Applicant

Notary

Notery Scel:

Total Amount Paid t Clrd # ( F E ES,t RE Ng.N-RE F W DA B L E)

Applicrtlon chcckcd by:

Prc-rppl i crtion mcctlng: Date:

Planning Commirsion Dscieionl

Mryor/Clty Council Dacision :

Planning Director's Signature: Datc:

1 of 4

CITY OF STOCKBRIDGE | OWNER'S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone: (770) 389-7900
Fax: (770)389-7912

The undersigned below, or as attached, is the owner of the property that Is the subject of this application. The
undersigned does duly authorize the applicant named below to act as the applicant In the pursuit of a/an
t for this property (Please fill in one of the following: Rezonlng,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.].

Name/Company Name of Property Owner W*
Address of Property Owner
Telephone and E-Mail of Property Owner
Name/Company Name of Authorized Applicant -t Z a /Aa /i 0
Address of Authorized Applicant -7-3^ ' A^b
Telephone and E-Mail of Authorized Appllcanlfffg*/) 792+ fa

I swear that I am the owner of the property that Is the subject matter of the attached application, as it is shown
in the records of Henry County, Georgia.

Personally-appeared before me:

, who swears that the Information which is contained in * x, QV
this Owner's Authorization is true and correct to the best J ~ x
of his/her knowledge and belief.

Notary Public's Sigih

[Affix Seal Here]
Notary Public's Primed Name and Dati

City of Stockbridge ■ www.CltyofStockbridge.com • Page 5 of 5 ■ Rev. 8/2013
2 of 4

CITY OF STOCKBRIDGE | OWNER'S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone: (770) 389-7900
Fax: (770)389-7912

I he undersigned below, or as attached, is the owner of the prone r tv ihn; r. I he t ■>' •’ u anpi, w- t Gift
undersigned does diilv authorize the aupli< ant nann <1 below (c .ns, w ria applicant in i;u pur'-iin
COfrtfJ for this property [Please fill in one of the following F(czon> ng,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.].

Name/Company Name of Property Owner _________________________
Address of Property Owner_ VAtiAtr 3o2&1_________
Telephone and E-Mail of Property Owner 6^7 *05 '76 5'7 4- i ?z >'<,0L —\

Name/Company Name of Authorized Applicant uTzy/X-
Address of Authorized Applicant
Telephone and E-Mail of Authorized Applicant/^QV) YqO j

I swear that I am the owner of the property that Is the subject matter of the attached application, as it is shown
In the records of Henry County, Georgia.

Signatut

Personally appeared before me:

€ Qtm

, who swears that tne Information which is cont;
?r. 13 v
this Owner's Authorization is true and correct to
of hi knowledge and belief.

Notary Public'js Sigrl

[Affix Seal Heie]
Notary

Oily of Stockbridge • www CilyotStockbridge com • Pago 5 of 5 ■ Itev IV2013
3 of 4

CITY OF STOCKBRIDGE | OWNER'S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone; (770) 389-7900
Fax; (770) 389-7912

The undersigned below, or as attached, is the owner of the property that Is the subject of this application. The
undersigned does duly authorize the applicant named below to act as the applicant in the pursuit of a/an
. for this property [Please fill in one of the following; Rezoning,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.).

Name/Company Name of Property Owner
Address of Property Owner
Telephone and E-Mail of Property Owner
Name/Company Name of Authorized Applicant . . .,.'. .;'
Address of Authorized Applicant ____________ ________ ____
Telephone and E-Mail of Authorized Applicant 2 ___________________________________________

I swear that I am the owner of the property that is the subject matter of the attached application, as it is shown
in the records of Henry County, Georgia

Signature Date

Personally appeared before me;

Guo s. c?
, who swears that thetoormation which is contained in
this Owner's Authorization is true and correct to the best
of his/herktiow ledge and belief.

Notary Public's Sigiibture/ )

a r—11- AG ■'30 12X)7-^^Xxx^WfT?Scal Here]

Notary

Cily of Stockbridge • www.GityofStockbridge.com • Page 5 of 5 ■ Rev. 8/2013
4 of 4

CITY OF STOCKBRIDGE | OWNER’S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone: (770) 389-7900
Fax: (770) 389-7912

The undersigned below, or as attached, is the owner of the property that Is the subject of this application. The
undersigned does duly authorize the applicant named below to act as the applicant in the pursuit of a/an
for this property [Please fill in one of the following: Rezonlng,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.].

Name/Company Name of Property Owner
Address of Property Owner
Telephone and E-Mail of Property Owner
Name/Company Name of Authorized Applicant
Address of Authorized Applicant 3?; „
Telephone and E-Mail of Authorized Applicant/^O^/) VqO

I swear that I am the owner of the property that is the subject matter of the attached application, as it Is shown
in the records of Henry County, Georgia

Signatur Date

Personally appeared before me:
'Rrt)<x.es.

, who swears that the information which is contained in
this Owner's Authorization is true and correct to the best
of his/her knowledge and belief.

Notary Public'

[Affix Seal Here]
Notary

City of Stockbridge ■ wvw/.CHyofStockbridge.com ■ Page 5 of 5 > Rev. 8/2013
1 of 4

Letter of Ownership

Carolyn Louise Smith O'Brien
3gftalm'&airilo Srookhridee GA 30ggt
sssbriens't @ydloo eorn

404-520-0981

505-01002000 (576 Davis Road)

I, affinn that I own the above-referenced tax parcel. I also
that I am aware of the rezon lng request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock
- Srnith, Cambrell & Russell, LLp)
related to the referenced property and consent to same.

I 4

CAROL I-OUISE SMITH O'B

Date

Sworn to and subscribed belbre me
tlris 30 day of September
_,2022

NOTARY I,tC
2 of 4

Letter of Ownership

Reba Srnith Ordonez
112 Mann Blvd,, Stockbridge, GA 30281
nr-mc@re&g,an.oom
678-794-1098

S05-01002000 (576 Davis Road)

I, _Reba S. Ordonez_, hereby affirm that I own the above-referenced tax parcel.
I also acknowledge that I am aware of the rezoning request filed by Forestar (USA)
Real Estate (iroup, lnc. (c/o J. Alexander Brock - Smith, Garnbrell & Russell,
LLP) related to the referenced property and consent to same,

R SMITH OR

| \\1a
-r'lr -
Date: rttl!1.Y.fr.r'*',

Sworn to and subscribed before rne
ipr;-*ob^"'fi
this 30
of September "2022 i4|;:zi-rfjli;

fil I

"'lRYiCi:--
NOTARY BLIC
3 of 4

I etter of Ownership

Jeremy Smith. As Executor of
The Estate of Ralph Lee Smith, Deceased
ADDRESS lUq Mo.."1no l;q f^"c A,lnrr 6n 36"5"
EMAIL SrnrFf loa.{ @ &lls,.*l ,nak
PHONE ba6 L1r;E 76q7

505-01002000 (576 Davis Road)

I, hereby affirm thrt I own the above-roferenced ax parcel. I also
acknow that I am aware of the rezoning request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock Smith, Gambrell & Russell, LLP)
related to the referenced property and consent to same.

JEREMY SMIT}I. AS EXECUTOROF
THE ESTATE OF MLPH LEE DECEASED

Date:

Sworn to and subscribed before nre
t (lt.
this 30 day of September 2022i :: I
a -.r

,,'t".."'",.:'-j
,-/r rF" I
,.tl*rt**."' I

NOTARY PUBLIC
4 of 4

Letter of Ownership

Charles Walter Smith
142 Short Street
Bastrop, TX 78602
ch arlesws nithl 9 47 @gma i l. com
eva @p s-international. com
s12-9244808 Cell
5t2-743-0737

S05-01002000 (576 Davis Road)

I, Charles W. Srnith, hereby affirm that I own the above-refersnced tax parcel. I also
acknowledge that I am aware of the rezoning request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock Smith, Gambrell & Russell, LLP)
related to the referenced property and conselrt to same.

ARt,FS \VAI TER SMTTH

l)atc
---;;ir.ig.oti.,,
ttd sttL,:,,*:l- ,.{ r-.,.1)...., nt('
Su <"-'',,
llris ',l'.' itvttl
ir i, - .'201: #'{#'.id}
t .L {
t. .L_r.
.it -;tsguili
NO r.{l{\' [J I-,
_______________ Applicant Campaign Disclosure Form_______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member of the City o£8t5bkbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes NozZ

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

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

We certify that the foregoing information is true and correct, this 3^^ day of____ bo^
.4-/2. cf >_______
Applicant’s Name - Printed Signature of Appliclnt/Property Owrier/Agent

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

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

Citv of Stockbridoa Cammunitv Oevoloomenl DBoartmnnl-4a02 North Henrv Blvd.: Slockbrldoe GA 30281 77O-3B9.7S0O
__ ____ __________ Applicant Campaign Disclosure Form
(Must be completed by the applicant, the property owner, and the agent. Use as many terms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rozonittg,
uampiiign cuuiiibnuuii.s agi-iugmiHg $250 01 nunc, or made gifts haring in thu aggregnw a value in"$250 or more to u
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes_____ .No y/

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

Planning Commissioner and/or Dollar Amount of Description of Gift JR750 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

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

* Applicant means any individual or business entity (corporation, partnership, limited partnership, finn enterprise, franchise,
association, or trust) applying tin u rutoiiiug.

Citv of Stockbddon Communitv Dovnlonmont Dannrtrnont-<t6OR Not th Honrv Blvd.: Stockbrldae GA 3028t 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the piopcity outlet, and the agent. I,sc as many forms as m-i-dcd.)

lias the Applicant made, within two (2) years immediately preceding the filing of this application lor i rc/oiuna.
campaign contributions Aggregating $250 oi more, or made gifts having in the aggregate a value of S? 'O or more to a
member of the City pTStockbridgc Planning Commission or Stockbridge City Council who will consider the ipplic ition
Yes___ No 1/

It Yes, the applicant and lhe attorney representing the applicant must file the following information with the (. ily
of Stockbridge Planning and Zoning Division within ten (10) days after this application is firs' filed

Planning Commissioner and/or Dollar Amount of Description of Gift 5250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member_____

We certify that the foregoing information is true and correct, this "5 day of

Applicant’s Name - Printed

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

Citv of StocktuiiloR Crimnninitv Duvnlonnmnl Duoaiirunnt- <1602 Noith Hnnrv Blvd Slocklxidua OA 30'261 2/O-3H9 zooo
Applicant Campaign Disclosure Form______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rez.oning,
campaign contributions aggregating $250 or more, or made gills having in the aggregate a value of $250 or more to a
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No X

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

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

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

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

Clfv of Stockhrldan Communitv Dnvolnoment DQoartmont-4602 North Honrv Blvd.: Stockbrldaa RA 30201 770-389-7900
______________ Applicant Campaign Disclosure Form______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

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

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

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

We certify that the foregoing information is true and correct, this day of

Applicant’s Name - Printed Signature of Applicant/Property Owner/Agent

Dennis J. Webb, Jr, Smith, Gambrell & Russell, LLP.
Applicant’s Attorney, if applicable - Printed Signature of Applicant’s Attorney, if applicable

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

Citv of Stockbridoe Communitv Develooment Deoartment-4602 North Henrv Blvd.: Stockbridoe. GA 30281 770-389-7900
_________________ Applicant Campaign Disclosure Form_________________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

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

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

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

We certify that the foregoing information is true and correct, this day of,

Applicant’s Name - Printed Signature of Applicant/Property Owner/Agent

Kathryn M. Zickert, Smith, Gambrell & Russell, LLP
Applicant’s Attorney, if applicable - Printed Signature of Applicant's Attorney, if applicable

Swom to and subscribed before me this
-*1$ day of •

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

Citv of Stockbridae Communitv Develooment Deoartment-4602 North Henrv Blvd.: Stockbridae GA 30281 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member ofthe City ofStockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes_No�

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

Planning Commiuioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Camnaism Contribution which was e:iven to Board Member

We certify that the foregoing information is true and correct, this____day of_________, ___

Applicanes Name -Printed Signature of Applicant/Property Owner/Agent

J. Alexander Brock, Smith, Gambrell & Russell, LLP
Applicant's Attorney, if applicable -Printed
/Qf?L
Signature of Applicant's Attorney, if applicable

Sworn to and subscribed before me this

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

Citv of Stockbrldae Communitv Develaament Oeoartment-4802 North Henrv Blvd.: Stackbridae. GA 30281 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the properfy olvner, and the agent. Use as many forms as needed.)

Has ths applicant made, within fwo (2) years immediately preceding the filing of this application lbr a rezoning,
campaign conhibutions aggregating $250 or nore, or made gifts having in the aggregate a value of $250 or more to a
membei rtf the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No x
If XS!, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten ( l0) days after this application is first filed;

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

We certiff that the foregoing information is true and conect, this *. .-..*-- day ol'

Applicant's Name - Printed Signature of ApplicanVProperty Owner/

o licant's Attorney, app
Kirk Fjelstul
(Smith, Gambrell & Russell, LLP)
Swom to and subscribed before me this 14 day of %
trllllltlt

* Applicant means any inclivittual or business entily (corporation, partnership, limited partnership, firm enterprise, Ilanchise,
association, or frust) apptying for a rezoning,

Citv of Stockbridoe Communitv l)evelonment Deoartment--4602 North Henrv Bivd.: Stockbridoe GA 3028'1 770-389'7900
FIRST AMENDED
STATEMENT OF INTENT

and

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

of

FORESTAR (USA) REAL ESTATE GROUP, INC.

for

± 27.635Acres of Land
located in
Land Lots 70 and 91
12th District, Henry County

REZONE: RA (Henry County) to MFR
FLUMA: LD (Henry County) to HDR

Submitted for Applicant by:

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

SGR/41261788.2
I. INTRODUCTION

Forestar (USA) Real Estate Group, Inc. (“Applicant”) has filed applications to rezone ±

27.635 acres of land located in Land Lots 70 and 91, 12th District of Henry County (the “Subject

Property”) to allow a townhome development. The Subject Property was one of a large number

of properties that were annexed from unincorporated Henry County into the City of Stockbridge

per a November 8, 2022 public referendum that became effective on January 1st, 2023. The City

of Stockbridge, however, has not yet adopted zoning or the future land use map designations for

the newly annexed properties and the Subject Property remains unzoned with no land use

designation. 1 With this in mind, the Applicant files this request to (a) rezone the Subject

Property to the City of Stockbridge MFR (Multifamily Residential) zoning district; (b) amend

the Future Land Use Map to designate the Subject Property as HDR (High Density Residential)

under the City of Stockbridge’s Comprehensive Plan; and (c) a concurrent variance to the City of

Stockbridge Unified Development Code (“UDC”) to reduce the minimum front setbacks.

The Subject Property is currently developed with three single family detached homes and

several appurtenant structures (barns and sheds). The Applicant seeks to redevelop the property

for 170 townhome units at a density of ±6.15 units per acre along with amenities and associated

site improvements (“Proposed Development”). 2 The unit sizes and heights will meet the

requirements of the MFR district and all will be 3-bedroom units 3 with a mix of units with either

1-car or 2-car garages. 4 The garage parking will total 281 spaces, plus there will be an additional

281 driveway spaces and 92 surface parking spaces for guest parking for a total of 654 parking

The proposed rezoning map amendment is being considered as application rezoning case OZM-2022-01. The
proposed future land use map amendment is being considered as case FLUM-2022-01.
The Applicant originally proposed 235 units at a density of 8.5 units per acre. The Applicant has eliminated over
65 units to allow for more gust parking and open space.
The proposed units are typically a 3-bedroom unit, however the Applicant is not the end builder and the final
bedroom count may vary.
The Applicant is developing the property and the townhome structures will be built by a subsequent home builder.

SGR/41261788.2
spaces for the development. The Stockbridge UDC § 4.8.5 requires a minimum of 2.25 parking

spaces per 3-bedroom unit and the Proposed Development has 3.84 spaces per unit, which is 271

spaces above the requirement. It is the Applicant’s intent to provide ample parking within the

development to prevent issues associated with blocking street access.

The Proposed Development is also preserving approximately 7.9 acres, or 28.5% of the

overall property, as open space. The open space includes the preservation of natural vegetation

within the onsite stream buffer as well as a large nature trail area for the residents. Additionally,

the Proposed Development will contain amenities including a clubhouse, playground, dog park,

and walking trail, as well as ±5,600 square feet of landscaped public space.

The Subject Property is well situated for the proposed townhome development. The

surrounding area is developed with a compatible mix of residential types and zonings. The

Subject Property is bordered to the west by the Pine Hills Mobile Home Park, which is a

manufactured home community, shown on the City of Stockbridge’s draft zoning map as to be

zoned MHR (Mobile Home Residential). 5 To the east, the Subject Property borders residential

duplex lots long Sentry Oak Court, shown on Stockbridge’s draft zoning map to be zoned CCR

(City Center Residential) 6. Also to the east is a property shown on the draft zoning map to be

zoned RR (Rural Residential) 7 and contains a single family residence. To the north, the Subject

Property borders several properties zoned RA within unincorporated Henry County containing

single family residential homes. To the south, the Subject Property borders the right-of-way of

This property was previously zoned RMH (Mobile or manufactured home development district) unincorporated
Henry County prior to being annexed into the City of Stockbridge. Currently the property is unzoned, awaiting
adoption of the City’s proposed zoning map.
This property was previously zoned RD (Residential duplex district) within unincorporated Henry County prior to
being annexed into the City of Stockbridge. Currently the property is unzoned, awaiting adoption of the City’s
proposed zoning map.
This property was previously zoned RA within unincorporated Henry County prior to being annexed into the City
of Stockbridge. Currently the property is unzoned, awaiting adoption of the City’s proposed zoning map.

SGR/41261788.2
Davis Road. Davis Road is classified as a minor arterial per the Henry County Road Functional

Classification Map. See the Henry County Imagine Henry 2040 Comprehensive Plan (“Comp

Plan”), pg 93. The Stockbridge UDC 2.4.4 notes that the MFR district is intended to have access

to a street that is classified as collector streets or higher, thus its location on Davis Road meets

the intent of the UDC. 8 The Proposed Development is also located less than one mile east of the

commercial node at North Henry Boulevard (GA Highway 42) and Stockbridge Road (GA

Highway 138). This is a significant commercial area with many uses that are supportive of the

nearby residential including restaurant, retail and grocery. The introduction of modern, attractive

townhomes will act to further boost this commercial node and potentially attract newer business

to the area.

The proposed townhomes also are aligned with recent residential development trends

within the City of Stockbridge. Between 2000 and 2016, the City of Stockbridge’s population

tripled along with a corresponding increase in residential development. In fact, approximately

53% of the City of Stockbridge’s housing has been developed since 2000 and much of that

development trending toward medium to high-density developments. See Shaping Stockbridge

Together for 2038: City of Stockbridge Comprehensive Plan, pg 18. The Proposed Development

is following these trends by adding a higher density townhome development into the City. In

addition, the proposed townhomes will add to the mix of housing options existing in the area.

Townhomes residences tend to attract younger professionals and empty nesters, demographics

that are not currently served by the surrounding mobile homes, duplexes or larger lot single

family residences. The Comp Plan recognizes the need for more diverse housing options to

attract younger professionals and millennials:

A minor arterial is a more intense (i.e, higher classified) roadway than a collector street.

SGR/41261788.2
The dominant housing option is likely to remain single family development; however to
attract certain segments of the population, like young adults and millennial, other housing
options should be available. Currently there is a lack of townhouse and smaller multi-
family residential housing… Stockbridge could position itself to become a lifelong
community by opening the door to new residents who may be more interested in living
and working in Stockbridge without having to commit to a house immediately, as well as
empty-nesters looking to downsize.
See Comp Plan, pg. 18.

The city needs to encourage and maintain a mixture of housing options to accommodate
both traditional and non-traditional households and to attract young professionals.
See Comp Plan, p. 19.

The Proposed Development will be a fitting addition to the area filling a gap in housing options

and creating attractive housing for a variety of Stockbridge’s residents.

In addition to the rezoning, the Applicant is requesting an amendment to the City’s

Future Land Use Map to designate the Subject Property as High Density Residential land use. It

is important to note that the City of Stockbridge has not yet adopted its Future Land Use Map for

the annexed properties, however the previous Henry County land use designation was Medium

Density Residential (“Henry County MDR”). The Henry County MDR land use allows a

density up to 6 units per acre. The City of Stockbridge draft Future Land Use Map notes the

Subject Property as Low Density Residential, however this land use limits density to 2 units per

acre. 9 The only land use designation in the City of Stockbridge’s Comp Plan that allows a

density of 6 units per acre, similar to the previous Henry County MDR, is the High Density

Residential (“HDR”). The HDR land use is compatible with certain zoning categories, namely

MFR. 10 The Comp Plan notes the following intent for the HDR land use: “This designation is

intended primarily for residential land uses which include multi-story condominiums and

Refer to the City of Stockbridge Comprehensive Plan, pg. 44.
10
Refer to the City of Stockbridge Comprehensive Plan, pg. 45. Note that HDR allows the RM-3 zoning, which
was converted to MFR when the City of Stockbridge adopted its present Unified Development Code. MFR also
incorporates the former RM, RM-1, and RM-2 districts, which are compatible with the MDR land use. Refer to
the City of Stockbridge UDC Table 1.11. As a result, MFR is appropriate for either the MDR or HDR land use.

SGR/41261788.2
planned town developments.” It is important to note that the HDR stated intent includes

residential land uses and is not limited to certain uses or expressly exclusive of townhomes.11

The HDR land use allows the MFR zoning, which in turn allows townhomes. Accordingly, the

HDR land use is a compatible with the Proposed Development. Additionally, the Big Oak

Villas, located approximately ¾ mile east of the Subject Property on Davis Road is an existing

townhome development within the HDR land use. The Big Oak Villas townhomes are developed

with a density of approximately 8 units per acre. Moreover, the Big Oak Villas are surrounded

by Medium Density Residential (“MDR”) and Low Density Residential (“LDR”) land uses,

similar to the Subject Property. The presence of a similarly situated HDR land use in the area,

points to the compatibility of the Applicant’s requested land use.

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

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

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

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

original Application, along with the other required materials.

II. HISTORY

To the Applicant’s knowledge, no rezoning applications have been filed concerning the

Subject Property.

11
The allowable uses within the HDR district is controlled by the underlying zoning district. The HDR allows
several zoning districts, including MFR. The MFR district allows several uses, including townhome residential.
Refer to Comp Plan, pg. 45 and UDC Table 3.1.

SGR/41261788.2
III. REZONING IMPACT ANALYSIS

A. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH
THE CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE
CITY’S COMPREHENSIVE PLAN.
Yes. As noted above, the Subject Property was recently annexed into the City of

Stockbridge from unincorporated Henry County. Concurrent with the rezoning, the Applicant

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

Development is consistent with this designation and will advance a number of policy goals

outlined in the City’s Comprehensive Plan, including:

• Providing a mixture of housing options to attract young professionals, millenials and

older residents looking to downsize;

• Reducing the impact of new development through the preservation of greenspace;

• Supporting increases in residential density in areas where community design

standards, environmental constraints and available infrastructure capacities can

satisfactorily accommodate the increased density; and

• Creating a "sense of place" for the community.

Shaping Stockbridge Together for 2038: City of Stockbridge Comprehensive Plan, pp. 37-39.

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

and nearby properties. The area is a mix of residential densities, including Henry County Low

Density Residential to the north, Henry County MDR (a density of up to 6 units per acre) to the

east 12, Henry County Low Density Residential to the west 13, and “Low Density Residential”

(City of Stockbridge) to the South.

12
This property is anticipated to be MDR on the City of Stockbridge’s draft Future Land Use Map.
13
This property is anticipated to be LDR on the City of Stockbridge’s draft Future Land Use Map

SGR/41261788.2
B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
As noted in the paragraphs above, the proposed townhome development will be a

compatible residential use with the exiting development in the area. In addition, it adds to the

diversity of housing stock in the city attracting a wide range of residents, including younger

professionals as noted in the Comp Plan.

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

Property’s current RA zoning limits development to single family residences and other limited

uses on minimum 1-acre sized lots. The existing homes on the property were built between

1940 and 1945 14 at a time when the area was much more rural and characterized by farmstead

tracts. Over the last eighty years, the larger lots have been slowly redeveloped for denser

developments such as the duplex and manufactured home subdivisions that currently surround

the Subject Property. The Applicant now seeks a rezoning to allow a townhome community that

is in line with the surrounding development trends.

D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property is in an area with a diverse range of housing types of varying

densities. The Proposed Development will add to the variety of housing options in the area to

attract different markets. There is another townhome development approximately ¾ mile to the

east on Davis Road, the Big Oak Villas, which contains a townhome development at a density of

14
Data on the existing homes was obtained from the Henry County Tax Assessor’s website at
https://qpublic.schneidercorp.com/Application.aspx?AppID=1035&LayerID=22139&PageTypeID=4&PageID=9
368&Q=230410227&KeyValue=S05-01002000 (last visited 10.01.2022)

SGR/41261788.2
±7.9 units per acre. In addition, the Subject Property is adjacent to complimentary future land use

designations, as noted on Henry County’s and the Stockbridge’s FLUM (“Low Density

Residential” Henry County (North and West); “Medium Density Residential” Henry County

(East) and “Low Density Residential” City of Stockbridge (South)).

E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The proposed townhomes will blend harmoniously with the surrounding developments. The

Applicant is preserving a significant amount of open space that will buffer the RA zoned

properties to the north. Additionally, the Applicant will be providing onsite amenities for the

residents as well as public open space.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED
IN THE COMPREHENSIVE PLAN.
Yes. The property is bordered to the east and west by residential developments with higher

densities than what is allowed under the Subject Property’s current RA zoning. Also, as noted in

the paragraphs above, the Proposed Development is in line with the nearby Big Oak Villas

townhome community, a property zoned MFR with a density of ±7.9 units per acre. It should be

noted that the Big Oak Villas were built in approximately 32 years ago, and there are no newer

options for townhome residences nearby. The proposed MFR zoning and High-Density

Residential land use will allow a townhome development that is compatible with the surrounding

development and will provide much needed options for housing.

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

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

SGR/41261788.2
development that diversifies the housing stock available and advances a number of goals

outlined in the City’s Comprehensive Plan. See, e.g., Comp Plan at pp. 37-39.

H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
The Applicant is proposing the installation of a sanitary sewer line to connect to the existing

sewer line in Shields Road The Applicant has requested sewer capacity and water availability

letters with this application to demonstrate that water and sewer are available and adequate to

serve the Subject Property, along with upgrades that the Applicant is willing to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
The Applicant submitted a traffic impact study with its original rezoning application,

however, that study anticipated the impacts of the originally requested 235 townhome units.

The Applicant is currently revising its traffic study for the 170 units now proposed. Regardless,

the Applicant’s previously submitted traffic impact study notes that there will be no change in

the level of service of the adjacent Davis Road and nearby intersections after the construction of

235 townhome units. 15 Since the Applicant has reduced 65 townhome units from the proposed

design (now a total of 170 units), the Proposed Development’s impacts on the surrounding

roadways is anticipated to be even less. Moreover, the Subject Property has quick access to

several major roadways. The Subject Property fronts Davis Road, which is classified as a minor

arterial roadway per the Henry County Roadway Functional Classification Map. The Subject

Property is also a short distance from N. Henry Boulevard (GA Highway 42) a minor arterial and

Stockbridge Road (GA Highway 138) a principal arterial, both of which are major roadways

intended for a high volume of traffic. Additionally, the Subject Property is approximately one

15
Refer to the Traffic Impact Analysis, by KCI Technologies, Inc., dated October 2022.

SGR/41261788.2
mile from Intrastate Highway 675 (I-675) which can provide quick access to regional

transportation. Because the Subject Property is located in proximity to a number of major

roadways, its impacts on traffic is anticipated to be minimal.

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

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

flooding, air quality, and water quality and quantity.

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

also J, above.

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

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

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

generate renewed interest in the area.

M. WHETHER THERE ARE SUBSTANTIAL REASONS WHY THE PROPERTY
CANNOT BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.
See Section C above.

10
SGR/41261788.2
N. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL
NEIGHBORHOODS SHALL CARRY GREATER WEIGHT THAN OTHER
FACTORS. WHERE PROPERTY FRONTS ON A MAJOR THOROUGHFARE
AND ALSO ADJOINS AN ESTABLISHED RESIDENTIAL NEIGHBORHOOD,
THE FACTOR OF PRESERVATION OF THE RESIDENTIAL AREA SHALL
CARRY GREATER WEIGHT.
The current proposal will have not have a negative impact on the integrity of adjacent and

nearby residential neighborhoods. The Applicant has taken careful consideration in the proposed

design and incorporated appropriate buffers and setbacks to minimize negative impacts, if any.

IV. CONCURRENT VARIANCE ANALYSIS

The Applicant is seeking one concurrent variance with its request to the following

requirement of the Stockbridge UDC:

A. Stockbridge Zoning Ordinance § 2.4.4 to reduce the minimum front yard
setback from 50-feet to 25-feet

The Subject Property has a long and narrow shapethat compresses any development

toward the center of the property. The narrowness compresses the individual townhome lots

resulting a shorter front yard setback than the 50-feet that the MRF district requires.

Additionally, the 50-foot setback is excessive and is much larger than what is typically required

for townhome developments. For example, Henry County’s RS (Residential Suburban) district,

which allows townhomes, requires a minimum 25-foot front yard setback. See Henry County

Code of Ordinances § 2.01.02.I. The strict enforcement of the 50-foot front yard setbackwould

result in the loss of a significant number of units, with little positive benefits. The 25-foot

setback is of sufficient length to allow a car to park in the driveway without blocking the

sidewalk. In addition, requiring a 50-foot front yard setback would result in a large front yard

that will require more maintenance. The large majority of townhome residents choose to live in

such a unit to avoid yard maintenance that is found in other types of residences. Requiring a 50-

11
SGR/41261788.2
foot front yard would eliminate one of the major attractions to owning a townhome as compared

to a single family detached residence.

Pursuant to the City of Stockbridge UDC § 10.1.2, the criteria for granting the variance

are met. First, there are extraordinary and exceptional conditions pertaining to the particular

piece of property in question because of its size, shape or topography that are not applicable to

other lands or structures in the same district. Second, a literal interpretation of the Stockbridge

UDC would deprive the Applicant of rights commonly enjoyed by other properties of the district

in which the property is located. Third, the grant of the variance will not confer any special

privileges upon the Applicant that are denied to other properties of the same district. Fourth, the

requested variance will be consistent with the purpose and intent of the UDC, will be compatible

with uses on neighboring properties, and will serve the public welfare. Fifth, the special

circumstances necessitating the variance are not the result of the actions of the Applicant. Sixth,

the variance requested is the minimum variance that will make possible the legal use of the land,

building or structure. Finally, the variances will not permit a use of land, buildings, or structures

that are not permitted by right in the proposed zoning district.

V. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

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

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

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

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

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

Paragraph 1 of the Constitution of the State of Georgia; and Article I, Section II, Paragraph 3 of

12
SGR/41261788.2
the Constitution of the State of Georgia, 1983. Furthermore, the current zoning violates the due

process clause and equal protection clauses of the Fifth and Fourteenth Amendments to the

Constitution of the United States of America.

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

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

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

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

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

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

Georgia.

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

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

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

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

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

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

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

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

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

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

VI. CONCLUSION

For the foregoing reasons, the Applicant respectfully requests that the Rezoning, Future

Land Use Map Amendment, and Concurrent Variance Applications at issue be approved. The

13
SGR/41261788.2
Applicant also invites and welcomes any comments from Staff or other officials of the City of

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

approval.

This 20th day of February, 2023.

Respectfully submitted,

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

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

14
SGR/41261788.2
DocuSign
Authentisign ID: Envelope ID: 2E6FCCAA-6B2B-4D58-B91C-230C62EE284A
5040D809-D632-ED11-AE83-14CB655B2CA7

EXHIBIT A

LEGAL DESCRIPTION
DocuSign
Authentisign ID: Envelope ID: 2E6FCCAA-6B2B-4D58-B91C-230C62EE284A
5040D809-D632-ED11-AE83-14CB655B2CA7

29626693.1
SGR/37140068.3
SH I E LD R D
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NOTICE:
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SENTRY OAK CT
EXPECTED TO ASSUME ANY RESPONSIBILITY FOR
SAFETY OF THE WORK, OF PERSONS ENGAGED IN
THE WORK, OF ANY NEARBY STRUCTURES, OR OF
ANY OTHER PERSONS.
SS COPYRIGHTC 2023ATWELL LLC NO
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PR
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FO ####
ED SS
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ZONING: CCR AIN

ZONING: RR
OPEN SPACE SS

47.2' CES
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40 39 38 37 36 35 32
34 33 31 30 29 28 25 24 23

AD
41 27 26 22 21 20 19 11 10 9
TE 47 45 44 43 42 18 17 16 15 14 13 12 ID
RE AIL 54 53 52 51 50 49 48 46
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70 76
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82 94 100
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PA OPEN 55 60
65 71 77 95 SPACE MAIL KIOSK
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83 89 101

ZONING: RR
61 29' (TYP) 3
56 72
66 78 96
84 90 102 2
62
R 57 73 79
FFE
67 85 97 103
91
BU 58 63
68
25' (TYP) 74 80
M 86 92 98 104 106 110
EA
108 112
64
R 59
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69 75 81
87 99 105
93 107
75 109 111 113

STORM WATER
29' (TYP)
DOG
25' (TYP)
MANAGEMENT PARK
AREA

HENRY COUNTY, GEORGIA
25' ZONING BUFFER

170 169 168 167 166 165 164 163 162 161 160 159 158 157 156 155 154 153
OPEN SPACE

12TH DISTRICT
152 151 150 149 148 147 146 145 144 143

LAND LOT 91
142 141 140 139 138 137 136 135 134 133 132 131 130 129 128 127 126 125 124 123 122 121 120 119 118 117 116 115 114

ZONING: RR 38.2'
36.1'
OPEN SPACE

SITE AREA
ZONING: MHR TOTAL PROPERTY AREA: 27.635± AC

ZONING CLASSIFICATION
JURISDICTION: CITY OF STOCKBRIDGE
ADJACENT ZONING: MHR, RR, CCR
PROPOSED ZONING: MFR (MULTI-FAMILY)
HIGH DENSITY RES. LAND USE

DEVELOPMENT PROPOSAL

DAVIS ROAD TOWNHOMES
PROPOSED DENSITY 170 UNITS (6.15 UNITS/AC)

REZONING PLAN
111 - 24'W X 50'D (65.3%)
59 - 20'W X 50'D (34.7%)

FORESTAR
PARKING PROVIDED 654 SPACES (3.84 SPACES / UNIT)

SITE IS NOT LOCATED WITHIN
281 TOTAL GARAGE SPACES
373 DRIVEWAY + SURFACE SPACES

PROTECTIVE WATERSHED DISTRICT. PARKING BREAKDOWN 222 GARAGE SPACES (24'W X 50'D)
59 GARAGE SPACES (20'W X 50'D)
222 DRIVEWAY SPACES (24'W X 50'D)
(PER HCWA WATERSHED PROTECTION AREAS MAP AVAILABLE 59 DRIVEWAY SPACES (20'W X 50'D)
ON HCWA WATERSHED PROCECTION ORDINANCE WEBSITE.) 92 SURFACE SPACES

FRONT SETBACK (PER CODE) 50'
FRONT SETBACK (REQUESTED) 25' (50' ALONG DAVIS ROAD) (VARIANCE)
SIDE SETBACK (PER CODE) 15'
REAR SETBACK (PER CODE) 20'
MIN. BUILDING SEPARATION 20'
ZONING BUFFER 25' (RR AND SR)
DATE
MAX. LOT COVERAGE 50% (13.81 AC) 10-03-2022
PROPOSED LOT COVERAGE 47.6% (13.16 AC)
189,700 SF (4.47 AC) - ROOFTOPS
149,758 SF (3.43 AC) - PROPOSED ROADWAYS
53,206 SF (1.22 AC) - SIDEWALKS AND TRAILS
111,448 SF (2.73 AC) - DRIVEWAYS AND PATIOS
SITE LOCATION MAP 48,000 SF (1.10 AC) - STORMWATER POND
N.T.S. 9,550 SF (0.21 AC) - PLAYGROUND
*** NOTE: ABOVE QUANTITIES ARE ESTIMATES ONLY***

MIN. OPEN SPACE REQUIRED 15% (4.14 AC)
ALLOWABLE OPEN SPACE PER CODE A MINIMUM OF FIVE (5) PERCENT OF THE TOTAL LAND
AREA SHALL BE DEVOTED TO OPEN SPACE. THE
REQUIRED OPEN SPACE SHALL NOT BE COUNTED
TOWARD REQUIRED LANDSCAPING, REQUIRED BUFFERS,
REVISIONS
STORMWATER MANAGEMENT FACILITIES OR REQUIRED
PUBLIC SPACE.

PROVIDED OPEN SPACE 28.5% (7.9 AC)

CONCEPT DAVIS10
OPEN SPACE DOES NOT INCLUDE ZONING BUFFERS,
STORMWATER POND, OR STREAM BUFFERS.
SITE PROVIDED AMENITIES CLUBHOUSE AND MAIL KIOSK
PLAYGROUND
DOG PARK
WALKING TRAIL

MIN. PUBLIC OPEN SPACE 3,744 SF (1% FLOOR AREA)
ASSUMED TOTAL FLOOR AREA =374,400 SF

CAD FILE:
PROVIDED PUBLIC OPEN SPACE 5,600 SF
INFRASTRUCTURE 50' R/W
28' PAVEMENT
5' SIDEWALK (BOTH SIDES OF STREET)
SEWER CALCULATIONS 0 50' 100'
170 TOWNHOME UNITS x 300 GPD/UNIT = 51,000 GPD
* CALCULATIONS PER HCWA STANDARD AND SPECIFICATIONS, DEC 2018
SCALE: 1"=100'

NOT ISSUED FOR CONSTRUCTION
NOTES DRAWN BY: SSW
CHECKED BY: RD
1. BASE INFORMATION PROVIDED BY HENRY COUNTY GIS DEPARTMENT.
2. PROPOSED DRIVEWAY IS 3 LANE (2 OUT/1 IN) PROJECT MANAGER: DRG
3. VARIANCE REQUIRED FOR FRONT SETBACK. JOB #: ####
4. LIFT STATION REQUIRED FOR SEWER.
5. ONE 50' ROW DEDICATION/EASEMENT SHALL BE PROVIDED TO THE WESTERN BOUNDARY OF THE FILE CODE: ####
SITE. LOCATION AND DETAILS TO BE PROVIDED ON CONSTRUCTION DOCUMENTS.

RZP1
SHEET NO.
NOTE: THE ELEVATION SHOWN ARE FOR CONCEPTUAL AND ILLUSTRATIVE PURPOSES ONLY AND ARE NOT INTENDED TO CONVEY WHAT WILL ACTULLY BE
BUILT. THE APPLICANT IS NOT THE BUILDER AND WILL COORDINATE WITH BUILDERS AT THE TIME OF BUILDING PERMITS TO ENSURE ALL CITY AND BUILDING
CODE REQUIREMENTS ARE FOLLOWED.
NOTE: THE ELEVATION SHOWN ARE FOR CONCEPTUAL AND ILLUSTRATIVE PURPOSES ONLY AND ARE NOT INTENDED TO CONVEY
WHAT WILL ACTULLY BE BUILT. THE APPLICANT IS NOT THE BUILDER AND WILL COORDINATE WITH BUILDERS AT THE TIME OF
BUILDING PERMITS TO ENSURE ALL CITY AND BUILDING CODE REQUIREMENTS ARE FOLLOWED.
#CP-2022-06 and 576 Davis Road

TO: Mayor/Council
Planning Commission

FROM: Gordon Linton, Planner I

CC: Brecca Carter, Community Development Director
R. Ryan Anderson, Chief Planner

DATE: April 27, 2023

Subject: #CP-2022-06 For 576 Davis Road

I. PURPOSE

Consider a Comprehensive Plan Amendment application to assign to High Density Residential.
Application by Forestar (USA) Real Estate Group, Inc.

II. Background

Proposed Development Townhome community with 170 units

Site Address 576 Davis Road
Parcel Identification S05-01002000

Parcel Acreage 27.635 acres
Applicant Forestar (USA) Real Estate Group, Inc.,
represented by Smith, Gambrell & Russell,
LLP
Owner Four owners—Jeremy Smith, Reba S.
Oronez, Carolyn S. O’Brien, and Charles W.
Smith
City Land Use Designation Low-Density Residential

Number of Proposed Units Per Acre 6 units per acre

Current City Zoning RR (Rural Residential)

Current Use The property has three single-family
residences and a detached garage. In

#CP-2022-06 and 576 Davis Road

addition, it is a long, wooded, and narrow lot
that slopes downward to the North, where a
stream and buffer are located.

SURROUNDING LAND USE DESIGNATION

Location Existing Land Use Existing Future Land Use
Designation
Property to the North Single-family detached homes Low-Density Residential
located
along Valley Hill Road
Property to the South Stockbridge Estates mobile Medium Density Residential
Home Park
Property to the East Single-family detached homes Medium Density Residential
along Davis Road; Sentry Oaks
(Duplex Subdivision)
Property to the West Pine Hills Estates (Mobile Low Density Residential; Medium
Home Park); Wildwood Density Residential
Estates (Subdivision)

SURROUNDING LAND USE DENSITIES

NAME Units Estimate Density Per Acres
Pine Hills Estates (Mobile Home Park) 91 2.5 units per acre

Sentry Oaks (Duplex Subdivision) 29 .88 units per acres

Meadow Ridge 70 1.30 units per acres

Stockbridge Estates Mobile Home Park 156 4 units per acre

Wildwood Estates (Subdivision) 233 3.22 units per acre

Big Oaks Villas 34 9 units per acres

Springwood Valley 22 0.8835 units per acre

III. Findings of Fact

• The vicinity of the area is mostly residential to the north. There is a major commercial
area located in the southwest that contains Walmart, three shopping centers, and other
surrounding retail uses.

#CP-2022-06 and 576 Davis Road

• The vicinity of the area is mostly ‘Low-Density Residential’ to the north and west while it
is mostly ‘Medium Density Residential’ to the south and east.
• The current zoning of the property is RR (Rural Residential). The applicant will be
seeking a rezoning to change the zoning of the property from RR (Rural Residential) to
MFR (Multiple Family Residential). A variance application was also submitted. The two
cases will be heard concurrently.
• The subject property was annexed into the City as a result of the passage of the
Stockbridge Annexation Referendum during the November 8, 2022 Citywide election.

IV. Maps and Illustrations

Aerial Photo of 576 Davis Road

#CP-2022-06 and 576 Davis Road

Future Land Use Map of 576 Davis Road

#CP-2022-06 and 576 Davis Road

Conceptual Site Plan of 576 Davis Road

#CP-2022-06 and 576 Davis Road

V. Analysis

Project Description

The applicant proposes a Comprehensive Plan Amendment to assign to High Density
Residential to allow for the purpose of allowing the development of a townhome
community with 170 units. The Future Land Use Designation Map designates the subject
property as Low Density Residential. However, the current Future Land Use is
incompatible with the requested rezoning. Therefore, the applicant is seeking a
Comprehensive Plan Amendment to change the Future Land Use Designation from Low
Density Residential to High Density.
Staff Analysis

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

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

• The requested Comprehensive Plan Amendment of the subject property from Low
Density Residential to High Density Residential is necessary because the current land
use does not allow the development of townhomes. Furthermore, the proposed
densities would not be compatible with the required density for the current land use
designation.

2. Relation to the Zoning of the Property.

• The property’s requested zoning district is not compatible with the list of permitted
zoning districts that are found in the Comprehensive Plan. To allow for the proposed
zoning, the applicant has requested the rezoning of the property from RR (Rural
Residential to MFR (Multiple Family Residential) to allow the townhomes to be built.
The rezoning will be heard concurrently with this case along with the requested
variance.

3. Suitability of the Site’s Location.

• The proposed High-Density Residential land use designation would be compatible with
the High-Density Residential land use designation of the Big Oaks Villas located to the
east. Furthermore, page 45 of the Stockbridge Comprehensive Plan provides a list of
permitted uses that are compatible with the land use designation, which includes
multiple family residential.

#CP-2022-06 and 576 Davis Road

4. Maintaining the Current Land Use Designation.

• Maintaining the current land use designation would be allowable for the applicant to
develop the townhomes due to its proximity from an existing townhome that is located
within the area. Furthermore, it is unlikely that the subject property would be developed
with the type of uses that are permitted by the existing Low-Density Residential Use
designation.

Summary of Impacts/Concerns

Code Compliance No comments provided
Police Department No comments provided
Fire Marshall N/A
Henry County Water and Sewer Water and Sewer is available per letter dated
from the Stockbridge Public Works
Department on October 3, 2022.
Building Any additional requirements would be
identified during the plan review stage. City
engineers should look closely at the site
design of the creek and floodplain areas.
Traffic The developer should coordinate with Henry
County DOT regarding the installation of the
new access, deceleration lanes, and a
possible new traffic signal.

VI. STAFF RECOMMENDATION

• This Staff Report has demonstrated that the requested Comprehensive Plan
Amendment via CP-2022-06 would be necessary and desirable for the subject
property in conjunction with the requested rezoning of the property via RZ-2022-07 to
allow for the proposed multi-family units. Therefore, the Planning and Zoning staff
recommends the APPROVAL WITH CONDITIONS of the requested change in the
property’s future land uses designation from Medium Density Vertical Mixed-Use to
High Density Residential. The conditions are as follows:

1. The Comprehensive Plan Amendment shall not be approved unless the
applicant’s requested Rezoning, via RZ-2022-07, to rezone the property from
RR (Rural Residential to MFR (Multiple Family Residential) to allow the
townhomes to be built.

#CP-2022-06 and 576 Davis Road

2. The Comprehensive Plan Amendment shall not be approved unless the
applicant’s requested variance to reduce the required minimum front yard
setback from 50 feet to 25 feet is approved simultaneously with #CP-2022-
06.

APPARENT SEWER MH
SHIELD RD
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D SEWE R GRAVI SS
PROPOS SS
Know what's below.
SS
Call before you dig.
THE LOCATIONS OF EXISTING UNDERGROUND
UTILITIES ARE SHOWN IN AN APPROXIMATE
WAY ONLY AND HAVE NOT BEEN
INDEPENDENTLY VERIFIED BY THE OWNER OR ITS
REPRESENTATIVE. THE CONTRACTOR SHALL
DETERMINE THE EXACT LOCATION OF ALL
EXISTING UTILITIES BEFORE COMMENCING
SS WORK, AND AGREES TO BE FULLY RESPONSIBLE
FOR ANY AND ALL DAMAGES WHICH MIGHT BE
OCCASIONED BY THE CONTRACTOR'S FAILURE TO
EXACTLY LOCATE AND PRESERVE ANY AND ALL
UNDERGROUND UTILITIES.
NOTICE:

SENTRY OAK CT CONSTRUCTION SITE SAFETY IS THE SOLE
RESPONSIBILITY OF THE
CONTRACTOR
; NEITHER
THE OWNER NOR THE ENGINEER SHALL BE
SS EXPECTED TO ASSUME ANY RESPONSIBILITY FOR
SAFETY OF THE WORK, OF PERSONS ENGAGED IN
THE WORK, OF ANY NEARBY STRUCTURES, OR OF
ANY OTHER PERSONS.
PR COPYRIGHTC 2023ATWELL LLC NO
OP
REPRODUCTION SHALL BE MADE WITHOUT THE
PRIOR WRITTEN CONSENT OF ATWELL LLC
SE
R 24 HOUR
S FO
D S EMERGENCY CONTACT
CE ####
ER
EW
RC
FO S

EM
ZONING: CCR ZONING: RR
AIN

ZONING: RR
SS
OPEN SPACE 25' ZONING BUFFER
47.2' ESS
CY ACC
R GEN
EME SS
ID
VIS
10
40 39 38 37 36 35 34 33 32 31 30 29 28 25 24 23

25' ZONING BUFFER
42 41 27 26 22 21 20 19 18 11 10 9
ETE L 48 47 46 45 44 43 17 16 15 14 13 12
CR TRAI 54 53 52 51 50 49
LIFT A
DA
O G
R 8' C LKIN EW
FFE

SEE BOUNDARY NOTE 2 BELOW
BU W A STATION 30' (TYP) SS
8 LK
AM PLAYGROUND 7
RE
75
' ST SS SS SS SS SS SS SS SS SS
RO

SEE BOUNDARY NOTE 1 BELOW
SS SS SS 5

ST
R EA
AD
T 70 76
PUBLIC
EN
82 88 94 100
CLUBHOUSE 60 4
R OPEN 55
OPEN
PA
65 71 77

ZONING: RR
83 89 95 101 MAIL KIOSK
AP
SPACE 56 61
66
29' (TYP) 72 78
84 90 96 102
SPACE
57 62
67 73 79
85 91 97 103
PROPOSED
58 63
68
25' (TYP) 74 80
86 92 98 106
1 RIGHT TURN
R 59 64
69 75 81
104 108 110 112
LANE + LEFT
FFE
99
87 93 105 107 109 111 113 TURN LANE
BU
29' (TYP)
EA
25' (TYP)
DOG
TR
75' S PARK

STORM WATER
MANAGEMENT
25' ZONING BUFFER AREA

HENRY COUNTY, GEORGIA
170 169 168 167 166 165 164 163 162 161 160 159 158 157 156 155 154 153 152 151
OPEN SPACE
150 149 148 147 146 145 144 143 142 141 140 139 138 137 136 135 134 133 132 131 130 129 128 127 126 125 124 123 122 121 120 119 118 117 116 115 114

LAND LOT 91 12TH DISTRICT
38.2'
ZONING: RR 36.1'
OPEN SPACE
ZONING: RR
SITE AREA
TOTAL PROPERTY AREA: 27.635± AC
ZONING: MHR
ZONING CLASSIFICATION
JURISDICTION: CITY OF STOCKBRIDGE
ADJACENT ZONING: MHR, RR, CCR
PROPOSED ZONING: MFR (MULTI-FAMILY)
HIGH DENSITY RES. LAND USE

DEVELOPMENT PROPOSAL
PROPOSED DENSITY 170 UNITS (6.15 UNITS/AC)

DAVIS ROAD TOWNHOMES
111 - 24'W X 50'D (65.3%)
59 - 20'W X 50'D (34.7%)

REZONING PLAN
PARKING PROVIDED 662 SPACES (3.89 SPACES / UNIT)
281 TOTAL GARAGE SPACES
381 DRIVEWAY + SURFACE SPACES

FORESTAR
PARKING BREAKDOWN 222 GARAGE SPACES (24'W X 50'D)
SITE IS NOT LOCATED WITHIN 59 GARAGE SPACES (20'W X 50'D)
222 DRIVEWAY SPACES (24'W X 50'D)
PROTECTIVE WATERSHED DISTRICT. 59 DRIVEWAY SPACES (20'W X 50'D)
100 SURFACE SPACES

(PER HCWA WATERSHED PROTECTION AREAS MAP AVAILABLE FRONT SETBACK (PER CODE) 50'
ON HCWA WATERSHED PROCECTION ORDINANCE WEBSITE.) FRONT SETBACK (REQUESTED) 25' (50' ALONG DAVIS ROAD) (VARIANCE)
SIDE SETBACK (PER CODE) 15'
REAR SETBACK (PER CODE) 20'
MIN. BUILDING SEPARATION 20'
ZONING BUFFER 25' (RR AND SR)

MAX. LOT COVERAGE 50% (13.81 AC)
PROPOSED LOT COVERAGE 47.6% (13.16 AC)
189,700 SF (4.47 AC) - ROOFTOPS
149,758 SF (3.43 AC) - PROPOSED ROADWAYS DATE
53,206 SF (1.22 AC) - SIDEWALKS AND TRAILS 03-15-2023
111,448 SF (2.73 AC) - DRIVEWAYS AND PATIOS
48,000 SF (1.10 AC) - STORMWATER POND
9,550 SF (0.21 AC) - PLAYGROUND
*** NOTE: ABOVE QUANTITIES ARE ESTIMATES ONLY***
SITE LOCATION MAP MIN. OPEN SPACE REQUIRED 15% (4.14 AC)
N.T.S. ALLOWABLE OPEN SPACE PER CODE A MINIMUM OF FIVE (5) PERCENT OF THE TOTAL LAND
AREA SHALL BE DEVOTED TO OPEN SPACE. THE
REQUIRED OPEN SPACE SHALL NOT BE COUNTED
TOWARD REQUIRED LANDSCAPING, REQUIRED BUFFERS,
STORMWATER MANAGEMENT FACILITIES OR REQUIRED
PUBLIC SPACE.

PROVIDED OPEN SPACE 28.5% (7.9 AC) REVISIONS
OPEN SPACE DOES NOT INCLUDE ZONING BUFFERS,
STORMWATER POND, OR STREAM BUFFERS.
PROVIDED AMENITIES CLUBHOUSE AND MAIL KIOSK

CONCEPT DAVIS11
PLAYGROUND
DOG PARK
SITE WALKING TRAIL

MIN. PUBLIC OPEN SPACE 3,744 SF (1% FLOOR AREA)
ASSUMED TOTAL FLOOR AREA =374,400 SF
PROVIDED PUBLIC OPEN SPACE 5,600 SF
INFRASTRUCTURE 50' R/W
28' PAVEMENT

CAD FILE:
5' SIDEWALK (BOTH SIDES OF STREET)
SEWER CALCULATIONS
170 TOWNHOME UNITS x 300 GPD/UNIT = 51,000 GPD
* CALCULATIONS PER HCWA STANDARD AND SPECIFICATIONS, DEC 2018

0 50' 100'
NOTES
BOUNDARY NOTES

NOT ISSUED FOR CONSTRUCTION
SCALE: 1"=100'
1. BASE INFORMATION PROVIDED BY HENRY COUNTY GIS DEPARTMENT.
2. PROPOSED DRIVEWAY IS 3 LANE (2 OUT/1 IN) DRAWN BY: SSW
1. BOUNDARY PER SURVEY BY R.M. BOYD & ASSOCIATES
3. VARIANCE REQUIRED FOR FRONT SETBACK.
SURVEYING & ENGINEERING, INC., DATED 04/13/2006. 4. LIFT STATION REQUIRED FOR SEWER. CHECKED BY: RD
2. BOUNDARY PER HENRY COUNTY GIS. 5. ONE 50' ROW DEDICATION/EASEMENT SHALL BE PROVIDED TO THE WESTERN BOUNDARY OF THE PROJECT MANAGER: DRG
SITE. LOCATION AND DETAILS TO BE PROVIDED ON CONSTRUCTION DOCUMENTS.
3. ALL IMPROVEMENTS AND SITE DIMENSIONAL DATA 6. 8' CONCRETE WALKING TRAIL IS CONCEPTUAL. FINAL LOCATION WILL BE DETERMINED DURING THE JOB #: ####
ARE BASED ON THE BOUNDARY SURVEY BY R.M. BOYD ENGINEERING PHASE.
FILE CODE: ####
& ASSOCIATES. 7. PROPOSED DRIVEWAY LOCATION AND RIGHT TURN/LEFT TURN LANES ARE CONCEPTUAL. FINAL
LOCATION WILL BE DETERMINED DURING THE ENGINEERING PHASE. SHEET NO.
8. ALL LANDSCAPING PROPOSED WILL FOLLOW ALL CITY CODE REQUIREMENTS. RZP1
FIRST AMENDED
STATEMENT OF INTENT

and

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

of

FORESTAR (USA) REAL ESTATE GROUP, INC.

for

± 27.635Acres of Land
located in
Land Lots 70 and 91
12th District, Henry County

REZONE: RA (Henry County) to MFR
FLUMA: LD (Henry County) to HDR

Submitted for Applicant by:

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

SGR/41261788.2
I. INTRODUCTION

Forestar (USA) Real Estate Group, Inc. (“Applicant”) has filed applications to rezone ±

27.635 acres of land located in Land Lots 70 and 91, 12th District of Henry County (the “Subject

Property”) to allow a townhome development. The Subject Property was one of a large number

of properties that were annexed from unincorporated Henry County into the City of Stockbridge

per a November 8, 2022 public referendum that became effective on January 1st, 2023. The City

of Stockbridge, however, has not yet adopted zoning or the future land use map designations for

the newly annexed properties and the Subject Property remains unzoned with no land use

designation. 1 With this in mind, the Applicant files this request to (a) rezone the Subject

Property to the City of Stockbridge MFR (Multifamily Residential) zoning district; (b) amend

the Future Land Use Map to designate the Subject Property as HDR (High Density Residential)

under the City of Stockbridge’s Comprehensive Plan; and (c) a concurrent variance to the City of

Stockbridge Unified Development Code (“UDC”) to reduce the minimum front setbacks.

The Subject Property is currently developed with three single family detached homes and

several appurtenant structures (barns and sheds). The Applicant seeks to redevelop the property

for 170 townhome units at a density of ±6.15 units per acre along with amenities and associated

site improvements (“Proposed Development”). 2 The unit sizes and heights will meet the

requirements of the MFR district and all will be 3-bedroom units 3 with a mix of units with either

1-car or 2-car garages. 4 The garage parking will total 281 spaces, plus there will be an additional

281 driveway spaces and 92 surface parking spaces for guest parking for a total of 654 parking

The proposed rezoning map amendment is being considered as application rezoning case OZM-2022-01. The
proposed future land use map amendment is being considered as case FLUM-2022-01.
The Applicant originally proposed 235 units at a density of 8.5 units per acre. The Applicant has eliminated over
65 units to allow for more gust parking and open space.
The proposed units are typically a 3-bedroom unit, however the Applicant is not the end builder and the final
bedroom count may vary.
The Applicant is developing the property and the townhome structures will be built by a subsequent home builder.

SGR/41261788.2
spaces for the development. The Stockbridge UDC § 4.8.5 requires a minimum of 2.25 parking

spaces per 3-bedroom unit and the Proposed Development has 3.84 spaces per unit, which is 271

spaces above the requirement. It is the Applicant’s intent to provide ample parking within the

development to prevent issues associated with blocking street access.

The Proposed Development is also preserving approximately 7.9 acres, or 28.5% of the

overall property, as open space. The open space includes the preservation of natural vegetation

within the onsite stream buffer as well as a large nature trail area for the residents. Additionally,

the Proposed Development will contain amenities including a clubhouse, playground, dog park,

and walking trail, as well as ±5,600 square feet of landscaped public space.

The Subject Property is well situated for the proposed townhome development. The

surrounding area is developed with a compatible mix of residential types and zonings. The

Subject Property is bordered to the west by the Pine Hills Mobile Home Park, which is a

manufactured home community, shown on the City of Stockbridge’s draft zoning map as to be

zoned MHR (Mobile Home Residential). 5 To the east, the Subject Property borders residential

duplex lots long Sentry Oak Court, shown on Stockbridge’s draft zoning map to be zoned CCR

(City Center Residential) 6. Also to the east is a property shown on the draft zoning map to be

zoned RR (Rural Residential) 7 and contains a single family residence. To the north, the Subject

Property borders several properties zoned RA within unincorporated Henry County containing

single family residential homes. To the south, the Subject Property borders the right-of-way of

This property was previously zoned RMH (Mobile or manufactured home development district) unincorporated
Henry County prior to being annexed into the City of Stockbridge. Currently the property is unzoned, awaiting
adoption of the City’s proposed zoning map.
This property was previously zoned RD (Residential duplex district) within unincorporated Henry County prior to
being annexed into the City of Stockbridge. Currently the property is unzoned, awaiting adoption of the City’s
proposed zoning map.
This property was previously zoned RA within unincorporated Henry County prior to being annexed into the City
of Stockbridge. Currently the property is unzoned, awaiting adoption of the City’s proposed zoning map.

SGR/41261788.2
Davis Road. Davis Road is classified as a minor arterial per the Henry County Road Functional

Classification Map. See the Henry County Imagine Henry 2040 Comprehensive Plan (“Comp

Plan”), pg 93. The Stockbridge UDC 2.4.4 notes that the MFR district is intended to have access

to a street that is classified as collector streets or higher, thus its location on Davis Road meets

the intent of the UDC. 8 The Proposed Development is also located less than one mile east of the

commercial node at North Henry Boulevard (GA Highway 42) and Stockbridge Road (GA

Highway 138). This is a significant commercial area with many uses that are supportive of the

nearby residential including restaurant, retail and grocery. The introduction of modern, attractive

townhomes will act to further boost this commercial node and potentially attract newer business

to the area.

The proposed townhomes also are aligned with recent residential development trends

within the City of Stockbridge. Between 2000 and 2016, the City of Stockbridge’s population

tripled along with a corresponding increase in residential development. In fact, approximately

53% of the City of Stockbridge’s housing has been developed since 2000 and much of that

development trending toward medium to high-density developments. See Shaping Stockbridge

Together for 2038: City of Stockbridge Comprehensive Plan, pg 18. The Proposed Development

is following these trends by adding a higher density townhome development into the City. In

addition, the proposed townhomes will add to the mix of housing options existing in the area.

Townhomes residences tend to attract younger professionals and empty nesters, demographics

that are not currently served by the surrounding mobile homes, duplexes or larger lot single

family residences. The Comp Plan recognizes the need for more diverse housing options to

attract younger professionals and millennials:

A minor arterial is a more intense (i.e, higher classified) roadway than a collector street.

SGR/41261788.2
The dominant housing option is likely to remain single family development; however to
attract certain segments of the population, like young adults and millennial, other housing
options should be available. Currently there is a lack of townhouse and smaller multi-
family residential housing… Stockbridge could position itself to become a lifelong
community by opening the door to new residents who may be more interested in living
and working in Stockbridge without having to commit to a house immediately, as well as
empty-nesters looking to downsize.
See Comp Plan, pg. 18.

The city needs to encourage and maintain a mixture of housing options to accommodate
both traditional and non-traditional households and to attract young professionals.
See Comp Plan, p. 19.

The Proposed Development will be a fitting addition to the area filling a gap in housing options

and creating attractive housing for a variety of Stockbridge’s residents.

In addition to the rezoning, the Applicant is requesting an amendment to the City’s

Future Land Use Map to designate the Subject Property as High Density Residential land use. It

is important to note that the City of Stockbridge has not yet adopted its Future Land Use Map for

the annexed properties, however the previous Henry County land use designation was Medium

Density Residential (“Henry County MDR”). The Henry County MDR land use allows a

density up to 6 units per acre. The City of Stockbridge draft Future Land Use Map notes the

Subject Property as Low Density Residential, however this land use limits density to 2 units per

acre. 9 The only land use designation in the City of Stockbridge’s Comp Plan that allows a

density of 6 units per acre, similar to the previous Henry County MDR, is the High Density

Residential (“HDR”). The HDR land use is compatible with certain zoning categories, namely

MFR. 10 The Comp Plan notes the following intent for the HDR land use: “This designation is

intended primarily for residential land uses which include multi-story condominiums and

Refer to the City of Stockbridge Comprehensive Plan, pg. 44.
10
Refer to the City of Stockbridge Comprehensive Plan, pg. 45. Note that HDR allows the RM-3 zoning, which
was converted to MFR when the City of Stockbridge adopted its present Unified Development Code. MFR also
incorporates the former RM, RM-1, and RM-2 districts, which are compatible with the MDR land use. Refer to
the City of Stockbridge UDC Table 1.11. As a result, MFR is appropriate for either the MDR or HDR land use.

SGR/41261788.2
planned town developments.” It is important to note that the HDR stated intent includes

residential land uses and is not limited to certain uses or expressly exclusive of townhomes.11

The HDR land use allows the MFR zoning, which in turn allows townhomes. Accordingly, the

HDR land use is a compatible with the Proposed Development. Additionally, the Big Oak

Villas, located approximately ¾ mile east of the Subject Property on Davis Road is an existing

townhome development within the HDR land use. The Big Oak Villas townhomes are developed

with a density of approximately 8 units per acre. Moreover, the Big Oak Villas are surrounded

by Medium Density Residential (“MDR”) and Low Density Residential (“LDR”) land uses,

similar to the Subject Property. The presence of a similarly situated HDR land use in the area,

points to the compatibility of the Applicant’s requested land use.

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

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

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

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

original Application, along with the other required materials.

II. HISTORY

To the Applicant’s knowledge, no rezoning applications have been filed concerning the

Subject Property.

11
The allowable uses within the HDR district is controlled by the underlying zoning district. The HDR allows
several zoning districts, including MFR. The MFR district allows several uses, including townhome residential.
Refer to Comp Plan, pg. 45 and UDC Table 3.1.

SGR/41261788.2
III. REZONING IMPACT ANALYSIS

A. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH
THE CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE
CITY’S COMPREHENSIVE PLAN.
Yes. As noted above, the Subject Property was recently annexed into the City of

Stockbridge from unincorporated Henry County. Concurrent with the rezoning, the Applicant

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

Development is consistent with this designation and will advance a number of policy goals

outlined in the City’s Comprehensive Plan, including:

• Providing a mixture of housing options to attract young professionals, millenials and

older residents looking to downsize;

• Reducing the impact of new development through the preservation of greenspace;

• Supporting increases in residential density in areas where community design

standards, environmental constraints and available infrastructure capacities can

satisfactorily accommodate the increased density; and

• Creating a "sense of place" for the community.

Shaping Stockbridge Together for 2038: City of Stockbridge Comprehensive Plan, pp. 37-39.

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

and nearby properties. The area is a mix of residential densities, including Henry County Low

Density Residential to the north, Henry County MDR (a density of up to 6 units per acre) to the

east 12, Henry County Low Density Residential to the west 13, and “Low Density Residential”

(City of Stockbridge) to the South.

12
This property is anticipated to be MDR on the City of Stockbridge’s draft Future Land Use Map.
13
This property is anticipated to be LDR on the City of Stockbridge’s draft Future Land Use Map

SGR/41261788.2
B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
As noted in the paragraphs above, the proposed townhome development will be a

compatible residential use with the exiting development in the area. In addition, it adds to the

diversity of housing stock in the city attracting a wide range of residents, including younger

professionals as noted in the Comp Plan.

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

Property’s current RA zoning limits development to single family residences and other limited

uses on minimum 1-acre sized lots. The existing homes on the property were built between

1940 and 1945 14 at a time when the area was much more rural and characterized by farmstead

tracts. Over the last eighty years, the larger lots have been slowly redeveloped for denser

developments such as the duplex and manufactured home subdivisions that currently surround

the Subject Property. The Applicant now seeks a rezoning to allow a townhome community that

is in line with the surrounding development trends.

D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property is in an area with a diverse range of housing types of varying

densities. The Proposed Development will add to the variety of housing options in the area to

attract different markets. There is another townhome development approximately ¾ mile to the

east on Davis Road, the Big Oak Villas, which contains a townhome development at a density of

14
Data on the existing homes was obtained from the Henry County Tax Assessor’s website at
https://qpublic.schneidercorp.com/Application.aspx?AppID=1035&LayerID=22139&PageTypeID=4&PageID=9
368&Q=230410227&KeyValue=S05-01002000 (last visited 10.01.2022)

SGR/41261788.2
±7.9 units per acre. In addition, the Subject Property is adjacent to complimentary future land use

designations, as noted on Henry County’s and the Stockbridge’s FLUM (“Low Density

Residential” Henry County (North and West); “Medium Density Residential” Henry County

(East) and “Low Density Residential” City of Stockbridge (South)).

E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The proposed townhomes will blend harmoniously with the surrounding developments. The

Applicant is preserving a significant amount of open space that will buffer the RA zoned

properties to the north. Additionally, the Applicant will be providing onsite amenities for the

residents as well as public open space.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED
IN THE COMPREHENSIVE PLAN.
Yes. The property is bordered to the east and west by residential developments with higher

densities than what is allowed under the Subject Property’s current RA zoning. Also, as noted in

the paragraphs above, the Proposed Development is in line with the nearby Big Oak Villas

townhome community, a property zoned MFR with a density of ±7.9 units per acre. It should be

noted that the Big Oak Villas were built in approximately 32 years ago, and there are no newer

options for townhome residences nearby. The proposed MFR zoning and High-Density

Residential land use will allow a townhome development that is compatible with the surrounding

development and will provide much needed options for housing.

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

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

SGR/41261788.2
development that diversifies the housing stock available and advances a number of goals

outlined in the City’s Comprehensive Plan. See, e.g., Comp Plan at pp. 37-39.

H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
The Applicant is proposing the installation of a sanitary sewer line to connect to the existing

sewer line in Shields Road The Applicant has requested sewer capacity and water availability

letters with this application to demonstrate that water and sewer are available and adequate to

serve the Subject Property, along with upgrades that the Applicant is willing to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
The Applicant submitted a traffic impact study with its original rezoning application,

however, that study anticipated the impacts of the originally requested 235 townhome units.

The Applicant is currently revising its traffic study for the 170 units now proposed. Regardless,

the Applicant’s previously submitted traffic impact study notes that there will be no change in

the level of service of the adjacent Davis Road and nearby intersections after the construction of

235 townhome units. 15 Since the Applicant has reduced 65 townhome units from the proposed

design (now a total of 170 units), the Proposed Development’s impacts on the surrounding

roadways is anticipated to be even less. Moreover, the Subject Property has quick access to

several major roadways. The Subject Property fronts Davis Road, which is classified as a minor

arterial roadway per the Henry County Roadway Functional Classification Map. The Subject

Property is also a short distance from N. Henry Boulevard (GA Highway 42) a minor arterial and

Stockbridge Road (GA Highway 138) a principal arterial, both of which are major roadways

intended for a high volume of traffic. Additionally, the Subject Property is approximately one

15
Refer to the Traffic Impact Analysis, by KCI Technologies, Inc., dated October 2022.

SGR/41261788.2
mile from Intrastate Highway 675 (I-675) which can provide quick access to regional

transportation. Because the Subject Property is located in proximity to a number of major

roadways, its impacts on traffic is anticipated to be minimal.

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

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

flooding, air quality, and water quality and quantity.

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

also J, above.

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

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

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

generate renewed interest in the area.

M. WHETHER THERE ARE SUBSTANTIAL REASONS WHY THE PROPERTY
CANNOT BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.
See Section C above.

10
SGR/41261788.2
N. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL
NEIGHBORHOODS SHALL CARRY GREATER WEIGHT THAN OTHER
FACTORS. WHERE PROPERTY FRONTS ON A MAJOR THOROUGHFARE
AND ALSO ADJOINS AN ESTABLISHED RESIDENTIAL NEIGHBORHOOD,
THE FACTOR OF PRESERVATION OF THE RESIDENTIAL AREA SHALL
CARRY GREATER WEIGHT.
The current proposal will have not have a negative impact on the integrity of adjacent and

nearby residential neighborhoods. The Applicant has taken careful consideration in the proposed

design and incorporated appropriate buffers and setbacks to minimize negative impacts, if any.

IV. CONCURRENT VARIANCE ANALYSIS

The Applicant is seeking one concurrent variance with its request to the following

requirement of the Stockbridge UDC:

A. Stockbridge Zoning Ordinance § 2.4.4 to reduce the minimum front yard
setback from 50-feet to 25-feet

The Subject Property has a long and narrow shapethat compresses any development

toward the center of the property. The narrowness compresses the individual townhome lots

resulting a shorter front yard setback than the 50-feet that the MRF district requires.

Additionally, the 50-foot setback is excessive and is much larger than what is typically required

for townhome developments. For example, Henry County’s RS (Residential Suburban) district,

which allows townhomes, requires a minimum 25-foot front yard setback. See Henry County

Code of Ordinances § 2.01.02.I. The strict enforcement of the 50-foot front yard setbackwould

result in the loss of a significant number of units, with little positive benefits. The 25-foot

setback is of sufficient length to allow a car to park in the driveway without blocking the

sidewalk. In addition, requiring a 50-foot front yard setback would result in a large front yard

that will require more maintenance. The large majority of townhome residents choose to live in

such a unit to avoid yard maintenance that is found in other types of residences. Requiring a 50-

11
SGR/41261788.2
foot front yard would eliminate one of the major attractions to owning a townhome as compared

to a single family detached residence.

Pursuant to the City of Stockbridge UDC § 10.1.2, the criteria for granting the variance

are met. First, there are extraordinary and exceptional conditions pertaining to the particular

piece of property in question because of its size, shape or topography that are not applicable to

other lands or structures in the same district. Second, a literal interpretation of the Stockbridge

UDC would deprive the Applicant of rights commonly enjoyed by other properties of the district

in which the property is located. Third, the grant of the variance will not confer any special

privileges upon the Applicant that are denied to other properties of the same district. Fourth, the

requested variance will be consistent with the purpose and intent of the UDC, will be compatible

with uses on neighboring properties, and will serve the public welfare. Fifth, the special

circumstances necessitating the variance are not the result of the actions of the Applicant. Sixth,

the variance requested is the minimum variance that will make possible the legal use of the land,

building or structure. Finally, the variances will not permit a use of land, buildings, or structures

that are not permitted by right in the proposed zoning district.

V. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

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

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

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

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

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

Paragraph 1 of the Constitution of the State of Georgia; and Article I, Section II, Paragraph 3 of

12
SGR/41261788.2
the Constitution of the State of Georgia, 1983. Furthermore, the current zoning violates the due

process clause and equal protection clauses of the Fifth and Fourteenth Amendments to the

Constitution of the United States of America.

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

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

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

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

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

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

Georgia.

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

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

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

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

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

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

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

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

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

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

VI. CONCLUSION

For the foregoing reasons, the Applicant respectfully requests that the Rezoning, Future

Land Use Map Amendment, and Concurrent Variance Applications at issue be approved. The

13
SGR/41261788.2
Applicant also invites and welcomes any comments from Staff or other officials of the City of

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

approval.

This 20th day of February, 2023.

Respectfully submitted,

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

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

14
SGR/41261788.2
Henry County, GA

Overview

Legend
Parcels
Roads

1,180 ft

Parcel S05-01002000 Class A Owner O'BRIEN CAROLYN L S, ORDONEZ Land
$152,500
ID Acreage 27.635 Address R S, SMITH RALPH L & Value:
Last 2 Sales
Property 576 DAVIS RD CHARLES W Building
$160,100 Date Price Reason Qual
Address 112 MANN BLVD Value:
D OF
District County/UnIncorp STOCKBRIDGE GA 30281 Misc 10/8/2013 $0 U
$3,700 ASSNT
Value:
1/1/1973 $0 n/a U
Total
$316,300
Value:
Parcel lines depicted on the maps do not reflect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 10/14/2022
Last Data Uploaded: 10/13/2022 10:47:33 PM
Developed by

 x4

Requested

N/A
City of Stockbridpe Plannins and Zonins Division
Rezoning Application
Name of FORESTAR (USA) REAL ESTATE CROUP INC. Phone: 804-400-7926 913012022

Address Applicant: 3330 Cumberland Blvd, Suite 275 Fax Cell#-.
Crty; tlanta GA IackBurke@forestar,co m
-zip:-30339 9l3012$22
Name of Alex tsrock - Srnith, Gambrcll & Russcll, -F.-mail:
404-815-3603 Dater

Addrers Agentl t 105 W . Peachtree St Nt{ Celld__

City Allanta GA 30309 H-rnail: jabrock@sgrlaw.com
THE APFLICAFfT NAMED ABOYF, AFT RMS TT'AT TI[, OE 8HE IS THE OW!{f,R, Oa AO3N,T OF THf, owNER, oF TIIE PR0P]:RTY
DNSCRIBFJI} DELOI'Y, AND IS Rf,QUES'NJ{C A REZONINC OF THE PROPART'Y"
Ttrc propcrty wlll bc PO$TEO wiln r Oty of

Rezoning being rcqucstcd MFR (Multiple Family Residential) Stocltrldtc rtzonlng rigr. Tht dgn murt rcnrln on lha
rubJcct proprrty hr no lrr thrn filhrn dryr pt{or to
cllhar PhnntnE Commlrtlon or Ci!y Councll mccllng(r).
Thc rppllcrnt or proplrly ownrr rhrll nol rrmov: or
rlhr tfic rlgn for rny rerron,_Acknowledgrmcnt

Address ofPropery: 576 Davis Road, Stockbridse, GA 30281

& Davis Road
70 and 91 t2
District(s):

ParcetNumber(s); s05.01002000 (Raquired)

of lpi1'+rii

,hh i.s (a) .!-t o n
\ i \1

NOTARY

TotalAmountPaid$-CashCheck#-.Recoivedby:-(r86.$/nE.NoN-REFuNDA8I'E)
Application chcckcd by:-Date;-Map Numbe(r):

Prc-application mccting:_ Dats:

Planning Commission Deaision: __ _
City CouncilDoclsiou

Community Developtnont Di rector's S i gnat ut6 : _Dat€ l
CITY OF STOCKBRIDGE | OWNER'S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone: (770) 389-7900
Fax: (770) 389-7912

The undersigned below, or as attached, is the owner of the property that is the subject of this application The
undersigned does duly authorize the applicant named below to act as the applicant in the pursuit of a/an
f\t for this property (Please fill in one of the following: Rezoning,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.)

Name/Company Name of Property Owner
Address of Property Owner 15*1 lirvc <' A-x ^0 2S7
Telephone and E-Mail of Property Owner ____ Strut 1 n1 H <? |?c <lso• ^25 -7o£7
Name/Company Name of Authorized Applicant Fo fiT-Tn/Z O flstJP /rJL-
Address of Authorized Applicant th-2-~?^
Telephone and E-Mail of Authorized Applicanlf^fe’y) $4*0 '7<fZG>

I swear that I am the owner of the property that is the subject matter of the attached application, as it is shown
in the records

Date J?- 30

Personally appeared before me:

, who swears that the information which Is contained in
this Owner's Authorization is true and correct to the best
of hls/h owledge and belief.

Sj
of
NotaryPublic's SiginatuVe

£11;
Notary Public's Homed Name and Date
.30. WIXXUtI Here)

City of Stockbridge ■ www CilyofStockbridyo com ■ Page 5 of 5 • Rev 8/20)3
CITY OF STOCKBRIDGE | OWNER'S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone: (770) 389-7900
Fax: (770)389-7912

The undersigned below, or as attached, is the owner of the property that is the subject of this application. The
undersigned does duly authorize the applicant named below to act as the applicant in the pursuit of a/an
RE' __ _____ __for this property (Please fill in one of the following: Rezoning,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.].

Name/Company Name of Property Owner
Address of Property Owner
Telephone and E-Mail of Property Owner
Name/Company Name of Authorized Applicant
Address of Authorized Applicant^ £ /s
Telephone and E-Mail of Authorized Applicanl^ffe’V) yoC rfc-c @ fvr. c r°/v-i

I swear that I am the owner of the property that Is the subject matter of the attached application, as it is shown

City of Stockbridge ■ www CityofStockbrldge.com • Page 5 of 5 ■ Rev. 8/2013
QTY OF STOCKBRSDGE | OWNER'S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone; (770) 389-7000
Fax: (770) 389-7912

The undersigned below, or as attached, is the owner of the property that is the subject of this application. The
undersigned does duly authorize the applicant named below to act as the applicant in the pursuit of a/an
for this property (Please fill in one of the following: Rezoning,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.].

Name/Company Name of Property Owner
Address of Property Owner
Telephone and E-Mail of Property Owner_
Name/Company Name of Authorized Applicant
Address of Authorized Applicant—. . . zri w-t ,
Telephone and E-Mail of Authorized Applicant, J yc*<’ 7^7 C? -r

I swear that I am the owner of the property that is the subject matter of the attached application, as it is shown

Personally appeared before me:

, who swears that tW information which is contained in
this Owner's Authorization is true and correct to the best
of his/her knowledge and belief.

Notaiy
.3 202*3

‘Seal Here]
Notary Public's Printed Name and Date

City of Stockbridge ■ www CityofStoclrbtidge.com • Page 5 of 5 • Rev. 8/2013
CITY OF STOCKBRIDGE | OWNER'S AUTHORIZATION
4640 North Henry Boulevard
Stockbridge, Georgia 30281
Phone: (770) 389-7900
Fax: (770)389-7912

The undersigned below, or as attached, is the owner of the property that is the subject of this application. The
undersigned does duly authorize the applicant named below to act as the applicant in the pursuit of a/an
/?£ t '-J&for this property (Please fill in one of the following: Rezoning,
Variance, Administrative Variance, Annexation, Comprehensive Plan Amendment, Conditional Use Permit,
Zoning Modification, Subdivision, Recombination or Other (please state the type of application.].

Name/Company Name of Property Owner Chfirlet ‘o'wtC
Address of Property Owner
Telephone and E-Mail of Property Owner
Name/Company Name of Authorized Applicant^
Address of Authorized Applicant 5 v **/!■/> >At / 'S'
Telephone and E-Mail of Authorized Applicant - •y \ j * « » - ~- z. =

I swear that I am the owner of the property that is the subject matter of the attached application, as it is shown
in the records of Henry County, G

Personally appeared before me

, who swears that the information which is contained in
this Owner's Authorization is true and correct to the best

City of Stockbridge ■ www CityofStockbridge.com • Page 5 of 5 • Rev 8/2013
1 of 4

Letter of Ownership

Carolyn Louise Smith O'Brien
3gftalm'&airilo Srookhridee GA 30ggt
sssbriens't @ydloo eorn

404-520-0981

505-01002000 (576 Davis Road)

I, affinn that I own the above-referenced tax parcel. I also
that I am aware of the rezon lng request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock
- Srnith, Cambrell & Russell, LLp)
related to the referenced property and consent to same.

I 4

CAROL I-OUISE SMITH O'B

Date

Sworn to and subscribed belbre me
tlris 30 day of September
_,2022

NOTARY I,tC
2 of 4

Letter of Ownership

Reba Srnith Ordonez
112 Mann Blvd,, Stockbridge, GA 30281
nr-mc@re&g,an.oom
678-794-1098

S05-01002000 (576 Davis Road)

I, _Reba S. Ordonez_, hereby affirm that I own the above-referenced tax parcel.
I also acknowledge that I am aware of the rezoning request filed by Forestar (USA)
Real Estate (iroup, lnc. (c/o J. Alexander Brock - Smith, Garnbrell & Russell,
LLP) related to the referenced property and consent to same,

R SMITH OR

| \\1a
-r'lr -
Date: rttl!1.Y.fr.r'*',

Sworn to and subscribed before rne
ipr;-*ob^"'fi
this 30
of September "2022 i4|;:zi-rfjli;

fil I

"'lRYiCi:--
NOTARY BLIC
3 of 4

I etter of Ownership

Jeremy Smith. As Executor of
The Estate of Ralph Lee Smith, Deceased
ADDRESS lUq Mo.."1no l;q f^"c A,lnrr 6n 36"5"
EMAIL SrnrFf loa.{ @ &lls,.*l ,nak
PHONE ba6 L1r;E 76q7

505-01002000 (576 Davis Road)

I, hereby affirm thrt I own the above-roferenced ax parcel. I also
acknow that I am aware of the rezoning request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock Smith, Gambrell & Russell, LLP)
related to the referenced property and consent to same.

JEREMY SMIT}I. AS EXECUTOROF
THE ESTATE OF MLPH LEE DECEASED

Date:

Sworn to and subscribed before nre
t (lt.
this 30 day of September 2022i :: I
a -.r

,,'t".."'",.:'-j
,-/r rF" I
,.tl*rt**."' I

NOTARY PUBLIC
4 of 4

Letter of Ownership

Charles Walter Smith
142 Short Street
Bastrop, TX 78602
ch arlesws nithl 9 47 @gma i l. com
eva @p s-international. com
s12-9244808 Cell
5t2-743-0737

S05-01002000 (576 Davis Road)

I, Charles W. Srnith, hereby affirm that I own the above-refersnced tax parcel. I also
acknowledge that I am aware of the rezoning request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock Smith, Gambrell & Russell, LLP)
related to the referenced property and conselrt to same.

ARt,FS \VAI TER SMTTH

l)atc
---;;ir.ig.oti.,,
ttd sttL,:,,*:l- ,.{ r-.,.1)...., nt('
Su <"-'',,
llris ',l'.' itvttl
ir i, - .'201: #'{#'.id}
t .L {
t. .L_r.
.it -;tsguili
NO r.{l{\' [J I-,
_______________ Applicant Campaign Disclosure Form_______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member of the City o£8t5bkbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes NozZ

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

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

We certify that the foregoing information is true and correct, this 3^^ day of____ bo^
.4-/2. cf >_______
Applicant’s Name - Printed Signature of Appliclnt/Property Owrier/Agent

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

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

Citv of Stockbridoa Cammunitv Oevoloomenl DBoartmnnl-4a02 North Henrv Blvd.: Slockbrldoe GA 30281 77O-3B9.7S0O
__ ____ __________ Applicant Campaign Disclosure Form
(Must be completed by the applicant, the property owner, and the agent. Use as many terms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rozonittg,
uampiiign cuuiiibnuuii.s agi-iugmiHg $250 01 nunc, or made gifts haring in thu aggregnw a value in"$250 or more to u
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes_____ .No y/

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

Planning Commissioner and/or Dollar Amount of Description of Gift JR750 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

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

* Applicant means any individual or business entity (corporation, partnership, limited partnership, finn enterprise, franchise,
association, or trust) applying tin u rutoiiiug.

Citv of Stockbddon Communitv Dovnlonmont Dannrtrnont-<t6OR Not th Honrv Blvd.: Stockbrldae GA 3028t 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the piopcity outlet, and the agent. I,sc as many forms as m-i-dcd.)

lias the Applicant made, within two (2) years immediately preceding the filing of this application lor i rc/oiuna.
campaign contributions Aggregating $250 oi more, or made gifts having in the aggregate a value of S? 'O or more to a
member of the City pTStockbridgc Planning Commission or Stockbridge City Council who will consider the ipplic ition
Yes___ No 1/

It Yes, the applicant and lhe attorney representing the applicant must file the following information with the (. ily
of Stockbridge Planning and Zoning Division within ten (10) days after this application is firs' filed

Planning Commissioner and/or Dollar Amount of Description of Gift 5250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member_____

We certify that the foregoing information is true and correct, this "5 day of

Applicant’s Name - Printed

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

Citv of StocktuiiloR Crimnninitv Duvnlonnmnl Duoaiirunnt- <1602 Noith Hnnrv Blvd Slocklxidua OA 30'261 2/O-3H9 zooo
Applicant Campaign Disclosure Form______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rez.oning,
campaign contributions aggregating $250 or more, or made gills having in the aggregate a value of $250 or more to a
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No X

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

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

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

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

Clfv of Stockhrldan Communitv Dnvolnoment DQoartmont-4602 North Honrv Blvd.: Stockbrldaa RA 30201 770-389-7900
______________ Applicant Campaign Disclosure Form______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

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

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

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

We certify that the foregoing information is true and correct, this day of

Applicant’s Name - Printed Signature of Applicant/Property Owner/Agent

Dennis J. Webb, Jr, Smith, Gambrell & Russell, LLP.
Applicant’s Attorney, if applicable - Printed Signature of Applicant’s Attorney, if applicable

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

Citv of Stockbridoe Communitv Develooment Deoartment-4602 North Henrv Blvd.: Stockbridoe. GA 30281 770-389-7900
_________________ Applicant Campaign Disclosure Form_________________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

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

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

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

We certify that the foregoing information is true and correct, this day of,

Applicant’s Name - Printed Signature of Applicant/Property Owner/Agent

Kathryn M. Zickert, Smith, Gambrell & Russell, LLP
Applicant’s Attorney, if applicable - Printed Signature of Applicant's Attorney, if applicable

Swom to and subscribed before me this
-*1$ day of •

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

Citv of Stockbridae Communitv Develooment Deoartment-4602 North Henrv Blvd.: Stockbridae GA 30281 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member ofthe City ofStockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes_No�

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

Planning Commiuioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Camnaism Contribution which was e:iven to Board Member

We certify that the foregoing information is true and correct, this____day of_________, ___

Applicanes Name -Printed Signature of Applicant/Property Owner/Agent

J. Alexander Brock, Smith, Gambrell & Russell, LLP
Applicant's Attorney, if applicable -Printed
/Qf?L
Signature of Applicant's Attorney, if applicable

Sworn to and subscribed before me this

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

Citv of Stockbrldae Communitv Develaament Oeoartment-4802 North Henrv Blvd.: Stackbridae. GA 30281 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the properfy olvner, and the agent. Use as many forms as needed.)

Has ths applicant made, within fwo (2) years immediately preceding the filing of this application lbr a rezoning,
campaign conhibutions aggregating $250 or nore, or made gifts having in the aggregate a value of $250 or more to a
membei rtf the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No x
If XS!, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten ( l0) days after this application is first filed;

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

We certiff that the foregoing information is true and conect, this *. .-..*-- day ol'

Applicant's Name - Printed Signature of ApplicanVProperty Owner/

o licant's Attorney, app
Kirk Fjelstul
(Smith, Gambrell & Russell, LLP)
Swom to and subscribed before me this 14 day of %
trllllltlt

* Applicant means any inclivittual or business entily (corporation, partnership, limited partnership, firm enterprise, Ilanchise,
association, or frust) apptying for a rezoning,

Citv of Stockbridoe Communitv l)evelonment Deoartment--4602 North Henrv Bivd.: Stockbridoe GA 3028'1 770-389'7900
FIRST AMENDED
STATEMENT OF INTENT

and

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

of

FORESTAR (USA) REAL ESTATE GROUP, INC.

for

± 27.635Acres of Land
located in
Land Lots 70 and 91
12th District, Henry County

REZONE: RA (Henry County) to MFR
FLUMA: LD (Henry County) to HDR

Submitted for Applicant by:

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

SGR/41261788.2
I. INTRODUCTION

Forestar (USA) Real Estate Group, Inc. (“Applicant”) has filed applications to rezone ±

27.635 acres of land located in Land Lots 70 and 91, 12th District of Henry County (the “Subject

Property”) to allow a townhome development. The Subject Property was one of a large number

of properties that were annexed from unincorporated Henry County into the City of Stockbridge

per a November 8, 2022 public referendum that became effective on January 1st, 2023. The City

of Stockbridge, however, has not yet adopted zoning or the future land use map designations for

the newly annexed properties and the Subject Property remains unzoned with no land use

designation. 1 With this in mind, the Applicant files this request to (a) rezone the Subject

Property to the City of Stockbridge MFR (Multifamily Residential) zoning district; (b) amend

the Future Land Use Map to designate the Subject Property as HDR (High Density Residential)

under the City of Stockbridge’s Comprehensive Plan; and (c) a concurrent variance to the City of

Stockbridge Unified Development Code (“UDC”) to reduce the minimum front setbacks.

The Subject Property is currently developed with three single family detached homes and

several appurtenant structures (barns and sheds). The Applicant seeks to redevelop the property

for 170 townhome units at a density of ±6.15 units per acre along with amenities and associated

site improvements (“Proposed Development”). 2 The unit sizes and heights will meet the

requirements of the MFR district and all will be 3-bedroom units 3 with a mix of units with either

1-car or 2-car garages. 4 The garage parking will total 281 spaces, plus there will be an additional

281 driveway spaces and 92 surface parking spaces for guest parking for a total of 654 parking

The proposed rezoning map amendment is being considered as application rezoning case OZM-2022-01. The
proposed future land use map amendment is being considered as case FLUM-2022-01.
The Applicant originally proposed 235 units at a density of 8.5 units per acre. The Applicant has eliminated over
65 units to allow for more gust parking and open space.
The proposed units are typically a 3-bedroom unit, however the Applicant is not the end builder and the final
bedroom count may vary.
The Applicant is developing the property and the townhome structures will be built by a subsequent home builder.

SGR/41261788.2
spaces for the development. The Stockbridge UDC § 4.8.5 requires a minimum of 2.25 parking

spaces per 3-bedroom unit and the Proposed Development has 3.84 spaces per unit, which is 271

spaces above the requirement. It is the Applicant’s intent to provide ample parking within the

development to prevent issues associated with blocking street access.

The Proposed Development is also preserving approximately 7.9 acres, or 28.5% of the

overall property, as open space. The open space includes the preservation of natural vegetation

within the onsite stream buffer as well as a large nature trail area for the residents. Additionally,

the Proposed Development will contain amenities including a clubhouse, playground, dog park,

and walking trail, as well as ±5,600 square feet of landscaped public space.

The Subject Property is well situated for the proposed townhome development. The

surrounding area is developed with a compatible mix of residential types and zonings. The

Subject Property is bordered to the west by the Pine Hills Mobile Home Park, which is a

manufactured home community, shown on the City of Stockbridge’s draft zoning map as to be

zoned MHR (Mobile Home Residential). 5 To the east, the Subject Property borders residential

duplex lots long Sentry Oak Court, shown on Stockbridge’s draft zoning map to be zoned CCR

(City Center Residential) 6. Also to the east is a property shown on the draft zoning map to be

zoned RR (Rural Residential) 7 and contains a single family residence. To the north, the Subject

Property borders several properties zoned RA within unincorporated Henry County containing

single family residential homes. To the south, the Subject Property borders the right-of-way of

This property was previously zoned RMH (Mobile or manufactured home development district) unincorporated
Henry County prior to being annexed into the City of Stockbridge. Currently the property is unzoned, awaiting
adoption of the City’s proposed zoning map.
This property was previously zoned RD (Residential duplex district) within unincorporated Henry County prior to
being annexed into the City of Stockbridge. Currently the property is unzoned, awaiting adoption of the City’s
proposed zoning map.
This property was previously zoned RA within unincorporated Henry County prior to being annexed into the City
of Stockbridge. Currently the property is unzoned, awaiting adoption of the City’s proposed zoning map.

SGR/41261788.2
Davis Road. Davis Road is classified as a minor arterial per the Henry County Road Functional

Classification Map. See the Henry County Imagine Henry 2040 Comprehensive Plan (“Comp

Plan”), pg 93. The Stockbridge UDC 2.4.4 notes that the MFR district is intended to have access

to a street that is classified as collector streets or higher, thus its location on Davis Road meets

the intent of the UDC. 8 The Proposed Development is also located less than one mile east of the

commercial node at North Henry Boulevard (GA Highway 42) and Stockbridge Road (GA

Highway 138). This is a significant commercial area with many uses that are supportive of the

nearby residential including restaurant, retail and grocery. The introduction of modern, attractive

townhomes will act to further boost this commercial node and potentially attract newer business

to the area.

The proposed townhomes also are aligned with recent residential development trends

within the City of Stockbridge. Between 2000 and 2016, the City of Stockbridge’s population

tripled along with a corresponding increase in residential development. In fact, approximately

53% of the City of Stockbridge’s housing has been developed since 2000 and much of that

development trending toward medium to high-density developments. See Shaping Stockbridge

Together for 2038: City of Stockbridge Comprehensive Plan, pg 18. The Proposed Development

is following these trends by adding a higher density townhome development into the City. In

addition, the proposed townhomes will add to the mix of housing options existing in the area.

Townhomes residences tend to attract younger professionals and empty nesters, demographics

that are not currently served by the surrounding mobile homes, duplexes or larger lot single

family residences. The Comp Plan recognizes the need for more diverse housing options to

attract younger professionals and millennials:

A minor arterial is a more intense (i.e, higher classified) roadway than a collector street.

SGR/41261788.2
The dominant housing option is likely to remain single family development; however to
attract certain segments of the population, like young adults and millennial, other housing
options should be available. Currently there is a lack of townhouse and smaller multi-
family residential housing… Stockbridge could position itself to become a lifelong
community by opening the door to new residents who may be more interested in living
and working in Stockbridge without having to commit to a house immediately, as well as
empty-nesters looking to downsize.
See Comp Plan, pg. 18.

The city needs to encourage and maintain a mixture of housing options to accommodate
both traditional and non-traditional households and to attract young professionals.
See Comp Plan, p. 19.

The Proposed Development will be a fitting addition to the area filling a gap in housing options

and creating attractive housing for a variety of Stockbridge’s residents.

In addition to the rezoning, the Applicant is requesting an amendment to the City’s

Future Land Use Map to designate the Subject Property as High Density Residential land use. It

is important to note that the City of Stockbridge has not yet adopted its Future Land Use Map for

the annexed properties, however the previous Henry County land use designation was Medium

Density Residential (“Henry County MDR”). The Henry County MDR land use allows a

density up to 6 units per acre. The City of Stockbridge draft Future Land Use Map notes the

Subject Property as Low Density Residential, however this land use limits density to 2 units per

acre. 9 The only land use designation in the City of Stockbridge’s Comp Plan that allows a

density of 6 units per acre, similar to the previous Henry County MDR, is the High Density

Residential (“HDR”). The HDR land use is compatible with certain zoning categories, namely

MFR. 10 The Comp Plan notes the following intent for the HDR land use: “This designation is

intended primarily for residential land uses which include multi-story condominiums and

Refer to the City of Stockbridge Comprehensive Plan, pg. 44.
10
Refer to the City of Stockbridge Comprehensive Plan, pg. 45. Note that HDR allows the RM-3 zoning, which
was converted to MFR when the City of Stockbridge adopted its present Unified Development Code. MFR also
incorporates the former RM, RM-1, and RM-2 districts, which are compatible with the MDR land use. Refer to
the City of Stockbridge UDC Table 1.11. As a result, MFR is appropriate for either the MDR or HDR land use.

SGR/41261788.2
planned town developments.” It is important to note that the HDR stated intent includes

residential land uses and is not limited to certain uses or expressly exclusive of townhomes.11

The HDR land use allows the MFR zoning, which in turn allows townhomes. Accordingly, the

HDR land use is a compatible with the Proposed Development. Additionally, the Big Oak

Villas, located approximately ¾ mile east of the Subject Property on Davis Road is an existing

townhome development within the HDR land use. The Big Oak Villas townhomes are developed

with a density of approximately 8 units per acre. Moreover, the Big Oak Villas are surrounded

by Medium Density Residential (“MDR”) and Low Density Residential (“LDR”) land uses,

similar to the Subject Property. The presence of a similarly situated HDR land use in the area,

points to the compatibility of the Applicant’s requested land use.

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

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

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

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

original Application, along with the other required materials.

II. HISTORY

To the Applicant’s knowledge, no rezoning applications have been filed concerning the

Subject Property.

11
The allowable uses within the HDR district is controlled by the underlying zoning district. The HDR allows
several zoning districts, including MFR. The MFR district allows several uses, including townhome residential.
Refer to Comp Plan, pg. 45 and UDC Table 3.1.

SGR/41261788.2
III. REZONING IMPACT ANALYSIS

A. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH
THE CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE
CITY’S COMPREHENSIVE PLAN.
Yes. As noted above, the Subject Property was recently annexed into the City of

Stockbridge from unincorporated Henry County. Concurrent with the rezoning, the Applicant

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

Development is consistent with this designation and will advance a number of policy goals

outlined in the City’s Comprehensive Plan, including:

• Providing a mixture of housing options to attract young professionals, millenials and

older residents looking to downsize;

• Reducing the impact of new development through the preservation of greenspace;

• Supporting increases in residential density in areas where community design

standards, environmental constraints and available infrastructure capacities can

satisfactorily accommodate the increased density; and

• Creating a "sense of place" for the community.

Shaping Stockbridge Together for 2038: City of Stockbridge Comprehensive Plan, pp. 37-39.

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

and nearby properties. The area is a mix of residential densities, including Henry County Low

Density Residential to the north, Henry County MDR (a density of up to 6 units per acre) to the

east 12, Henry County Low Density Residential to the west 13, and “Low Density Residential”

(City of Stockbridge) to the South.

12
This property is anticipated to be MDR on the City of Stockbridge’s draft Future Land Use Map.
13
This property is anticipated to be LDR on the City of Stockbridge’s draft Future Land Use Map

SGR/41261788.2
B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
As noted in the paragraphs above, the proposed townhome development will be a

compatible residential use with the exiting development in the area. In addition, it adds to the

diversity of housing stock in the city attracting a wide range of residents, including younger

professionals as noted in the Comp Plan.

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

Property’s current RA zoning limits development to single family residences and other limited

uses on minimum 1-acre sized lots. The existing homes on the property were built between

1940 and 1945 14 at a time when the area was much more rural and characterized by farmstead

tracts. Over the last eighty years, the larger lots have been slowly redeveloped for denser

developments such as the duplex and manufactured home subdivisions that currently surround

the Subject Property. The Applicant now seeks a rezoning to allow a townhome community that

is in line with the surrounding development trends.

D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property is in an area with a diverse range of housing types of varying

densities. The Proposed Development will add to the variety of housing options in the area to

attract different markets. There is another townhome development approximately ¾ mile to the

east on Davis Road, the Big Oak Villas, which contains a townhome development at a density of

14
Data on the existing homes was obtained from the Henry County Tax Assessor’s website at
https://qpublic.schneidercorp.com/Application.aspx?AppID=1035&LayerID=22139&PageTypeID=4&PageID=9
368&Q=230410227&KeyValue=S05-01002000 (last visited 10.01.2022)

SGR/41261788.2
±7.9 units per acre. In addition, the Subject Property is adjacent to complimentary future land use

designations, as noted on Henry County’s and the Stockbridge’s FLUM (“Low Density

Residential” Henry County (North and West); “Medium Density Residential” Henry County

(East) and “Low Density Residential” City of Stockbridge (South)).

E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The proposed townhomes will blend harmoniously with the surrounding developments. The

Applicant is preserving a significant amount of open space that will buffer the RA zoned

properties to the north. Additionally, the Applicant will be providing onsite amenities for the

residents as well as public open space.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED
IN THE COMPREHENSIVE PLAN.
Yes. The property is bordered to the east and west by residential developments with higher

densities than what is allowed under the Subject Property’s current RA zoning. Also, as noted in

the paragraphs above, the Proposed Development is in line with the nearby Big Oak Villas

townhome community, a property zoned MFR with a density of ±7.9 units per acre. It should be

noted that the Big Oak Villas were built in approximately 32 years ago, and there are no newer

options for townhome residences nearby. The proposed MFR zoning and High-Density

Residential land use will allow a townhome development that is compatible with the surrounding

development and will provide much needed options for housing.

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

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

SGR/41261788.2
development that diversifies the housing stock available and advances a number of goals

outlined in the City’s Comprehensive Plan. See, e.g., Comp Plan at pp. 37-39.

H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
The Applicant is proposing the installation of a sanitary sewer line to connect to the existing

sewer line in Shields Road The Applicant has requested sewer capacity and water availability

letters with this application to demonstrate that water and sewer are available and adequate to

serve the Subject Property, along with upgrades that the Applicant is willing to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
The Applicant submitted a traffic impact study with its original rezoning application,

however, that study anticipated the impacts of the originally requested 235 townhome units.

The Applicant is currently revising its traffic study for the 170 units now proposed. Regardless,

the Applicant’s previously submitted traffic impact study notes that there will be no change in

the level of service of the adjacent Davis Road and nearby intersections after the construction of

235 townhome units. 15 Since the Applicant has reduced 65 townhome units from the proposed

design (now a total of 170 units), the Proposed Development’s impacts on the surrounding

roadways is anticipated to be even less. Moreover, the Subject Property has quick access to

several major roadways. The Subject Property fronts Davis Road, which is classified as a minor

arterial roadway per the Henry County Roadway Functional Classification Map. The Subject

Property is also a short distance from N. Henry Boulevard (GA Highway 42) a minor arterial and

Stockbridge Road (GA Highway 138) a principal arterial, both of which are major roadways

intended for a high volume of traffic. Additionally, the Subject Property is approximately one

15
Refer to the Traffic Impact Analysis, by KCI Technologies, Inc., dated October 2022.

SGR/41261788.2
mile from Intrastate Highway 675 (I-675) which can provide quick access to regional

transportation. Because the Subject Property is located in proximity to a number of major

roadways, its impacts on traffic is anticipated to be minimal.

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

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

flooding, air quality, and water quality and quantity.

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

also J, above.

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

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

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

generate renewed interest in the area.

M. WHETHER THERE ARE SUBSTANTIAL REASONS WHY THE PROPERTY
CANNOT BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.
See Section C above.

10
SGR/41261788.2
N. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL
NEIGHBORHOODS SHALL CARRY GREATER WEIGHT THAN OTHER
FACTORS. WHERE PROPERTY FRONTS ON A MAJOR THOROUGHFARE
AND ALSO ADJOINS AN ESTABLISHED RESIDENTIAL NEIGHBORHOOD,
THE FACTOR OF PRESERVATION OF THE RESIDENTIAL AREA SHALL
CARRY GREATER WEIGHT.
The current proposal will have not have a negative impact on the integrity of adjacent and

nearby residential neighborhoods. The Applicant has taken careful consideration in the proposed

design and incorporated appropriate buffers and setbacks to minimize negative impacts, if any.

IV. CONCURRENT VARIANCE ANALYSIS

The Applicant is seeking one concurrent variance with its request to the following

requirement of the Stockbridge UDC:

A. Stockbridge Zoning Ordinance § 2.4.4 to reduce the minimum front yard
setback from 50-feet to 25-feet

The Subject Property has a long and narrow shapethat compresses any development

toward the center of the property. The narrowness compresses the individual townhome lots

resulting a shorter front yard setback than the 50-feet that the MRF district requires.

Additionally, the 50-foot setback is excessive and is much larger than what is typically required

for townhome developments. For example, Henry County’s RS (Residential Suburban) district,

which allows townhomes, requires a minimum 25-foot front yard setback. See Henry County

Code of Ordinances § 2.01.02.I. The strict enforcement of the 50-foot front yard setbackwould

result in the loss of a significant number of units, with little positive benefits. The 25-foot

setback is of sufficient length to allow a car to park in the driveway without blocking the

sidewalk. In addition, requiring a 50-foot front yard setback would result in a large front yard

that will require more maintenance. The large majority of townhome residents choose to live in

such a unit to avoid yard maintenance that is found in other types of residences. Requiring a 50-

11
SGR/41261788.2
foot front yard would eliminate one of the major attractions to owning a townhome as compared

to a single family detached residence.

Pursuant to the City of Stockbridge UDC § 10.1.2, the criteria for granting the variance

are met. First, there are extraordinary and exceptional conditions pertaining to the particular

piece of property in question because of its size, shape or topography that are not applicable to

other lands or structures in the same district. Second, a literal interpretation of the Stockbridge

UDC would deprive the Applicant of rights commonly enjoyed by other properties of the district

in which the property is located. Third, the grant of the variance will not confer any special

privileges upon the Applicant that are denied to other properties of the same district. Fourth, the

requested variance will be consistent with the purpose and intent of the UDC, will be compatible

with uses on neighboring properties, and will serve the public welfare. Fifth, the special

circumstances necessitating the variance are not the result of the actions of the Applicant. Sixth,

the variance requested is the minimum variance that will make possible the legal use of the land,

building or structure. Finally, the variances will not permit a use of land, buildings, or structures

that are not permitted by right in the proposed zoning district.

V. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

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

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

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

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

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

Paragraph 1 of the Constitution of the State of Georgia; and Article I, Section II, Paragraph 3 of

12
SGR/41261788.2
the Constitution of the State of Georgia, 1983. Furthermore, the current zoning violates the due

process clause and equal protection clauses of the Fifth and Fourteenth Amendments to the

Constitution of the United States of America.

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

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

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

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

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

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

Georgia.

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

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

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

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

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

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

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

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

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

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

VI. CONCLUSION

For the foregoing reasons, the Applicant respectfully requests that the Rezoning, Future

Land Use Map Amendment, and Concurrent Variance Applications at issue be approved. The

13
SGR/41261788.2
Applicant also invites and welcomes any comments from Staff or other officials of the City of

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

approval.

This 20th day of February, 2023.

Respectfully submitted,

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

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

14
SGR/41261788.2
DocuSign
Authentisign ID: Envelope ID: 2E6FCCAA-6B2B-4D58-B91C-230C62EE284A
5040D809-D632-ED11-AE83-14CB655B2CA7

EXHIBIT A

LEGAL DESCRIPTION
DocuSign
Authentisign ID: Envelope ID: 2E6FCCAA-6B2B-4D58-B91C-230C62EE284A
5040D809-D632-ED11-AE83-14CB655B2CA7

29626693.1
SGR/37140068.3
S HI E L D R D
APPARENT SEWER MH
AIN Know what's below.
E R G R AVITY M
ED SEW SS Call before you dig.
PROPOS SS THE LOCATIONS OF EXISTING UNDERGROUND
UTILITIES ARE SHOWN IN AN APPROXIMATE
SS WAY ONLY AND HAVE NOT BEEN
INDEPENDENTLY VERIFIED BY THE OWNER OR ITS
REPRESENTATIVE. THE CONTRACTOR SHALL
DETERMINE THE EXACT LOCATION OF ALL
EXISTING UTILITIES BEFORE COMMENCING
WORK, AND AGREES TO BE FULLY RESPONSIBLE
FOR ANY AND ALL DAMAGES WHICH MIGHT BE
OCCASIONED BY THE CONTRACTOR'S FAILURE TO
EXACTLY LOCATE AND PRESERVE ANY AND ALL
SS UNDERGROUND UTILITIES.
NOTICE:
CONSTRUCTION SITE SAFETY IS THE SOLE
RESPONSIBILITY OF THE
CONTRACTOR
; NEITHER
THE OWNER NOR THE ENGINEER SHALL BE
EXPECTED TO ASSUME ANY RESPONSIBILITY FOR
SENTRY OAK CT SAFETY OF THE WORK, OF PERSONS ENGAGED IN
THE WORK, OF ANY NEARBY STRUCTURES, OR OF
ANY OTHER PERSONS.
SS COPYRIGHTC 2023ATWELL LLC NO
REPRODUCTION SHALL BE MADE WITHOUT THE
PRIOR WRITTEN CONSENT OF ATWELL LLC
PR
O 24 HOUR
OP
EMERGENCY CONTACT
RC ####
FO ####
SE SS
CE
OR
R F SS
WE
SE
ZONING: CCR AIN

ZONING: RR
SS
OPEN SPACE
47.2' CES
NC Y AC
RGE 'S
EME SS
10

VIS
41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 10
TE 48 47 46 45 44 43 42 20 19 18 17 16 15 14 13 12 11 9 ID
RE AIL 54 53 52 51 50 49
NC G TR
LIFT IST AL
DA
R 8' C LKIN EX
FFE WA STATION 30' (TYP) SS EW
BU 8
IN
AM PLAYGROUND 7
RE
WA
RO
' S T SS SS SS 6
75 SS SS SS SS SS SS SS SS SS 5 R
TE

T RE
AM
PUBLIC MA
IN AD
NTS CLUBHOUSE
70 76 82 88 94 100 OPEN
RE 60 4

PA OPEN 55 65 71 77 SPACE MAIL KIOSK

ZONING: RR
83 89 95 101
AP SPACE 56 61
66
29' (TYP) 72 78 96
84 90 102 2
57 62 73
R 67 79
FFE 85 91 97 103
25' (TYP)
BU 58 63
68 74 80
86 98
M 92 104 106 108 110 112
EA
R 59 64
69 75 81
' ST 87 99 105
93 107 109 111 113
75

29' (TYP)
STORM WATER
25' (TYP)
DOG
MANAGEMENT PARK
AREA

HENRY COUNTY, GEORGIA
25' ZONING BUFFER
OPEN SPACE

12TH DISTRICT
170 169 168 167 166 165 164 163 162 161 160 159

LAND LOT 91
158 157 156 155 154 153 152 151 150 149 148 147 146 145 144 143 142 141 140 139 138 137 136 135 134 133 132 131 130 129 128 127 126 125 124 123 122 121 120 119 118 117 116 115 114

38.2'
ZONING: RR 36.1'
OPEN SPACE

SITE AREA
ZONING: MHR TOTAL PROPERTY AREA: 27.635± AC

ZONING CLASSIFICATION
JURISDICTION: CITY OF STOCKBRIDGE
ADJACENT ZONING: MHR, RR, CCR
PROPOSED ZONING: MFR (MULTI-FAMILY)
HIGH DENSITY RES. LAND USE

DAVIS ROAD TOWNHOMES
DEVELOPMENT PROPOSAL
PROPOSED DENSITY 170 UNITS (6.15 UNITS/AC)

REZONING PLAN
111 - 24'W X 50'D (65.3%)
59 - 20'W X 50'D (34.7%)

FORESTAR
PARKING PROVIDED 654 SPACES (3.84 SPACES / UNIT)
281 TOTAL GARAGE SPACES
SITE IS NOT LOCATED WITHIN 373 DRIVEWAY + SURFACE SPACES

PROTECTIVE WATERSHED DISTRICT. PARKING BREAKDOWN 222 GARAGE SPACES (24'W X 50'D)
59 GARAGE SPACES (20'W X 50'D)
222 DRIVEWAY SPACES (24'W X 50'D)
(PER HCWA WATERSHED PROTECTION AREAS MAP AVAILABLE 59 DRIVEWAY SPACES (20'W X 50'D)
ON HCWA WATERSHED PROCECTION ORDINANCE WEBSITE.) 92 SURFACE SPACES

FRONT SETBACK (PER CODE) 50'
FRONT SETBACK (REQUESTED) 25' (50' ALONG DAVIS ROAD) (VARIANCE)
SIDE SETBACK (PER CODE) 15'
REAR SETBACK (PER CODE) 20'
MIN. BUILDING SEPARATION 20'
ZONING BUFFER 25' (RR AND SR)
DATE
MAX. LOT COVERAGE 50% (13.81 AC) 10-03-2022
PROPOSED LOT COVERAGE 47.6% (13.16 AC)
189,700 SF (4.47 AC) - ROOFTOPS
149,758 SF (3.43 AC) - PROPOSED ROADWAYS
53,206 SF (1.22 AC) - SIDEWALKS AND TRAILS
111,448 SF (2.73 AC) - DRIVEWAYS AND PATIOS
SITE LOCATION MAP 48,000 SF (1.10 AC) - STORMWATER POND
N.T.S. 9,550 SF (0.21 AC) - PLAYGROUND
*** NOTE: ABOVE QUANTITIES ARE ESTIMATES ONLY***

MIN. OPEN SPACE REQUIRED 15% (4.14 AC)
ALLOWABLE OPEN SPACE PER CODE A MINIMUM OF FIVE (5) PERCENT OF THE TOTAL LAND
AREA SHALL BE DEVOTED TO OPEN SPACE. THE
REQUIRED OPEN SPACE SHALL NOT BE COUNTED
TOWARD REQUIRED LANDSCAPING, REQUIRED BUFFERS,
REVISIONS
STORMWATER MANAGEMENT FACILITIES OR REQUIRED
PUBLIC SPACE.

CONCEPT DAVIS10
PROVIDED OPEN SPACE 28.5% (7.9 AC)
OPEN SPACE DOES NOT INCLUDE ZONING BUFFERS,
STORMWATER POND, OR STREAM BUFFERS.
SITE PROVIDED AMENITIES CLUBHOUSE AND MAIL KIOSK
PLAYGROUND
DOG PARK
WALKING TRAIL

MIN. PUBLIC OPEN SPACE 3,744 SF (1% FLOOR AREA)

CAD FILE:
ASSUMED TOTAL FLOOR AREA =374,400 SF
PROVIDED PUBLIC OPEN SPACE 5,600 SF
INFRASTRUCTURE 50' R/W
28' PAVEMENT
5' SIDEWALK (BOTH SIDES OF STREET)
SEWER CALCULATIONS 0 50' 100'
170 TOWNHOME UNITS x 300 GPD/UNIT = 51,000 GPD
* CALCULATIONS PER HCWA STANDARD AND SPECIFICATIONS, DEC 2018

NOT ISSUED FOR CONSTRUCTION
SCALE: 1"=100'

NOTES DRAWN BY: SSW
CHECKED BY: RD
1. BASE INFORMATION PROVIDED BY HENRY COUNTY GIS DEPARTMENT.
2. PROPOSED DRIVEWAY IS 3 LANE (2 OUT/1 IN) PROJECT MANAGER: DRG
3. VARIANCE REQUIRED FOR FRONT SETBACK. JOB #: ####
4. LIFT STATION REQUIRED FOR SEWER.
5. ONE 50' ROW DEDICATION/EASEMENT SHALL BE PROVIDED TO THE WESTERN BOUNDARY OF THE FILE CODE: ####
SITE. LOCATION AND DETAILS TO BE PROVIDED ON CONSTRUCTION DOCUMENTS.
SHEET NO.
RZP1
NOTE: THE ELEVATION SHOWN ARE FOR CONCEPTUAL AND ILLUSTRATIVE PURPOSES ONLY AND ARE NOT INTENDED TO CONVEY WHAT WILL ACTULLY BE
BUILT. THE APPLICANT IS NOT THE BUILDER AND WILL COORDINATE WITH BUILDERS AT THE TIME OF BUILDING PERMITS TO ENSURE ALL CITY AND BUILDING
CODE REQUIREMENTS ARE FOLLOWED.
NOTE: THE ELEVATION SHOWN ARE FOR CONCEPTUAL AND ILLUSTRATIVE PURPOSES ONLY AND ARE NOT INTENDED TO CONVEY
WHAT WILL ACTULLY BE BUILT. THE APPLICANT IS NOT THE BUILDER AND WILL COORDINATE WITH BUILDERS AT THE TIME OF
BUILDING PERMITS TO ENSURE ALL CITY AND BUILDING CODE REQUIREMENTS ARE FOLLOWED.

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Brecca Carter, Community Development Director
R. Ryan Anderson, Chief Planner

DATE: April 27, 2023

SUBJECT: Staff Report for Rezoning Case #RZ-2022-07 for Property at
576 Davis Road (Parcel #S05-01002000)

I. PURPOSE
Consider a Rezoning application (#RZ-2022-08) by Forestar (USA) Real Estate Group,
Inc. (represented by Smith, Gambrell and Russell, LLP) to assign the ‘MFR’ (Multiple
Family Residential) district to the property at 576 Davis Road for the purpose of allowing
the development of a townhome community with 170 units, with total project buildout by
Year 2027. The applicant also simultaneously submitted three other applications to the
City of Stockbridge, as are listed below.
• An Annexation Application (Case #AX-2022-03)—The applicant later withdrew this
application, via a withdrawal letter dated November 16, 2022, after the subject property
was annexed into the City as a result of the passage of the Stockbridge Annexation
Referendum during the November 8, 2022 Citywide election.
• A Comprehensive Plan Amendment Application (Case #CP-2022-06) —The applicant
requests that the subject property be assigned the future land use designation of High-
Density Residential.
• A Variance Application (Case #VR-2022-03)—The applicant requests a variance to
reduce the front yard setback from the required minimum of 50 feet to 25 feet.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

AERIAL PHOTOGRAPH

Subject Property:
Parcel #S05-01002000

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

II. CASE FACTS

Proposed Development: Townhome community with 170 units.
Site Address: 576 Davis Road.
Parcel Identification: S05-01002000.
Parcel Acreage: 27.635 acres.
Land District and Land Lot: District 12, Land Lot 91.
Council District: 4.
Applicant: Forestar (USA) Real Estate Group, Inc., represented
by Smith, Gambrell & Russell, LLP.
Owner: Four owners—Jeremy Smith, Reba S. Oronez,
Carolyn S. O’Brien, and Charles W. Smith.
Surrounding Zoning: ‘MHR’ (Mobile Home Residential) to the west and
south, ‘CCR’ (City Center Residential) and ‘RR’ (Rural
Residential) to the north and east, and ‘SR’ (Suburban
Residential) to the southeast.
Property Location: Located on the north side of Davis Road, adjacent to
Estates Avenue (a private street) and Sunrise
Avenue to the west, one block west of Shields Road
and Sentry Oaks Court.
Property Conditions: Long, narrow lot which slopes significantly downward
to the north, dropping some 70 feet, where an
“apparent stream” and adjacent buffers are located.
Current Use: Three single-family residences and a detached barn
and shed.
Surrounding Land Uses: ~ North--Single-family detached homes along Valley
Hill Road.
~ South--Stockbridge Estates mobile home park.
~ East--Single-family detached homes along Davis
Road, a duplex subdivision along Sentry Oaks
Court, and a combination attached & detached
single-family subdivision on Davis Road, about a
mile east of the subject property.
~ West--Pine Hills Estates mobile home park along
Sunrise Avenue.
~ Southwest—Major commercial node containing
Walmart, three shopping centers, and surrounding
retail uses.
Road Classification: Davis Road is classified as a “major collector”,
according to the Henry County 2022 Transportation
Plan Update.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

CITY OF STOCKBRIDGE 2023 ZONING MAP

The subject property is located to the east of Estate Avenue
in the map below.

KEY:
Main Road – Davis Road
Pale Yellow—RR (Rural Residential)
Gold—SR (Suburban Residential)
Rust--CCR (City Center Residential)
Orange—MHR (Mobile Home Residential)
Brown--MFR (Multiple Family Residential)
Light Pink – C-1 (Neighborhood Commercial)
Medium Pink – C-2 (General Commercial)
Red—C-3 General Commercial)
Teal—PUD (Planned Unit Development)

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP

KEY:
Yellow—Low-Density Residential
Beige—Medium-Density Residential
Orange—High-Density Residential
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Blue—Office-Institutional
Gray—Light Industrial

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

BOUNDARY SURVEY

Subject Property:
Parcel #S015-01002000

III. PROPOSED DEVELOPMENT

A. Project Size. The applicant proposes to build a 170-unit townhome development at a
density of 6.15 units per acre on 27.635 acres of land at 576 Davis Road. The applicant
originally proposed to build 235 units at a density of 8.5 units per acre, but now has revised
its application by eliminating 65 units to allow for more guest parking and open space. All
170 units are anticipated to be three-bedroom units, although the applicant stated that since
the applicant is not the end builder, the final bedroom count may vary. Of the total 170 units,
111 would be larger units with two-car garages, having dimensions of 24”W X 50’D, and 59
would be smaller units with single-car garages, having dimensions of 20’W X 50’D. In
City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

comparison, the original plan with 235 units would have included 123 larger units and 112
smaller units.

The applicant submitted a black-and-white conceptual site plan, entitled “Davis Road
Townhomes; Henry County, Georgia; “Rezoning Plan”, which was prepared by Atwell
Group of Marietta, Georgia on March 15, 2023, along with a companion undated colored
version. Details of the proposed development are shown in a table on the site plan. Both
site plans were received by the Community Development Department on March 16, 2023.

B. Setbacks. The MFR district requires the following setbacks: 50 feet in the front yard,
15 feet in the side yards, and 20 feet in the rear yard. The applicant is requesting to deviate
from the required front yard setback by reducing it from 50 feet to 25 feet. This request is
the subject of the applicant’s separate variance application. The site plan would, though,
meet the side and rear yard setback requirements; although originally, the applicant had
also requested a variance to reduce the side yards from 15 feet to 10 feet.

C. Lot Coverage and Open Space. The proposed development would have a lot coverage
of 47.6+/- percent, which is slightly less than the allowable maximum of 50 percent within
the requested MFR (Multiple Family Residential) district. The applicant considers the lot
coverage to consist of rooftops, roadways, sidewalks, trails, driveways, patios, a
stormwater pond, and a playground.

Open space would comprise 7.9+/- acres, or 28.5+/- percent of the proposed development
site, which is considerably more than the 15 percent that is required. Originally, the
applicant proposed to deviate significantly from the maximum allowable lot coverage of 50
percent by having 75 percent, which was the subject of a variance request, although the
open space requirement of 15 percent still would have been met. The open space areas
would include the preservation of natural vegetation within the onsite stream buffer,
5,600+/-- square feet of landscaped public space, and several amenities, including a
playground, a dog park, and a walking trail.

D. Site Plan Design and Parking. The Conceptual Site Plans which were received on
March 16, 2023 shows that the proposed project would have its main entrance off Davis
Road, where an emergency access would also be provided. A small “public open space”
area would be located near the project entrance, and it would contain the mail kiosk and a
circular sidewalk. Parking for the mail kiosk would be provided by 90-degree parking spaces
along the street, which would be somewhat wider in this area to accommodate the parking
for the mail kiosk.

The driveway entrance would lead to an internal looped street, which would circle to the
rear of the property and feature three cross streets. Its pavement would be 28 feet wide,
and 5-foot-wide sidewalks would be installed on both sides of all streets. Townhome
buildings would be located along both sides of the loop, as well as in the center of the site.
They would each contain four to eight townhome units. Trees would be planted in the front
and rear yards of all townhome buildings.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

At the rear of the property, the street loop would expand to include parking spaces for the
adjacent clubhouse. A dog park and a playground would be located on either side of the
clubhouse, and an open space area with an 8-foot-wide walking trail would be provided to
the rear of the clubhouse. A stormwater pond would be installed at the back of the property,
near an “apparent stream” and its adjacent stream buffers, where the natural vegetation
would be preserved.

A total of 662 parking spaces would be provided, including 281 garage spaces and 381
driveway + surface spaces. This would be 279 more total parking spaces than the 383
spaces which are required for 170 three-bedroom townhomes (at 2.25 spaces per unit).
The applicant’s stated intent is “to provide ample parking within the development to prevent
issues associated with blocking street access.”

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

CONCEPTUAL SITE PLAN—BLACK AND WHITE

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
10

CONCEPTUAL SITE PLAN—COLORED

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
11

CONCEPTUAL SITE PLAN—ENLARGEMENTS

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
12

SITE DATA FROM CONCEPTUAL SITE PLAN, REVISED (170 UNITS)

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
13

CONCEPTUAL RENDERINGS (Examples of Townhome Designs)

Smaller Townhome Units with One-Car Garages

Larger Townhome Units with Two-Car Garages

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
14

E. Traffic Impact Study. The applicant submitted the original Traffic Impact Study, dated
October 2022, which was prepared by KCI Technologies, Inc. of Duluth, Georgia (KCI
Project #242209207). It was prepared on the basis of the applicant’s original proposal to
build 235 townhomes. After the applicant reduced the development proposal to 170
townhomes, the applicant then submitted a revised Traffic Impact Study, dated March
2023, along with the revised rezoning application.

In the Executive Summary, the Study states that a traffic analysis was performed on the
basis of an expected project buildout by 2027, with the proposed development having one
main driveway plus a secondary emergency access off Davis Road. An analysis was made
of existing traffic conditions, as well as projected traffic conditions in 2027, both with and
without traffic from the proposed townhome development. Traffic conditions were examined
for the intersection of the proposed site driveway with Davis Road, as well as the existing
intersection of Davis Road with State Route 42/North Henry Boulevard.

The Study’s analysis also considered the effects of a planned transportation improvement
project. The Georgia Department of Transportation (GDOT) plans to widen the section of
Highway 42 near Davis Road, with construction programmed to begin in 2024. The
widening project will include changes to the intersection, whereby it would be redesigned
to form a “Restricted Crossing U-Turn” intersection. Specifically, left turns and right turns
from State Route 42/North Henry Boulevard would continue to be allow onto Davis Road,
but only right turns would be allowed from Davis Road onto Highway 42/North Henry
Boulevard. Drivers traveling west from Davis Road who wished to travel south on State
Highway 42/North Henry Boulevard would make a U-turn.

For the traffic analysis, traffic counts were collected on Thursday, September 29, 2022, and
again on Thursday, March 2, 2023, while Henry County public schools were in session. A
site visit was also made on Tuesday, March 7, 2023 to observe traffic conditions at the
Davis Road/State Route 42/North Henry Boulevard intersection. A 24-hour traffic volume
count was taken at Georgia DOT Traffic Count Station #8013, south of the proposed
development site, where a turning movement count was also taken. Traffic volume data
from GDOT were used, along with an annual traffic growth factor, to make traffic projections
to 2027. This was done by examining three GDOT traffic count stations, as follows:

• GDOT Count Station #151-0256 on Highway 138, west of Davis Road.
• GDOT Count Station #151-0365 on North Henry Boulevard, north of Davis Road.
• GDOT County Station #151-8013 on Davis Road, southwest of the subject property.

Future traffic conditions were made on the basis of three factors: 1) a historic traffic growth
rate of 1.7 percent per year at the traffic count station; 2) a reported population growth rate
of 1.67 percent per year for Henry County in 2020; and 3) an estimated population
projection of 1.55 percent for Henry County by Year 2027, which was made by the
Governor’s Office of Planning and Budget. A 2.0% per year growth rate was used in the
Study to account for background traffic volume growth.

Trip generation was calculated by using the Institute of Transportation Engineers’ (ITE) Trip

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
15

Generation Manual, Eleventh Edition, and applying trip generation rates for Land Use Code
215 for single-family attached housing (townhomes). A total of 1,245 daily trips are
projected to be generated by the development upon its full buildout. The projected trip
generation rates are presented in the table below. Regarding trip distribution, 70 percent of
the daily trips (871.5 trips) are projected to travel to or from the west along Davis Road,
while 30 percent of the daily trips (373.5 trips) are projected to travel to or from the east
along Davis Road.

TABLE OF PROJECTED TRIP GENERATION RATES
FOR 170 TOWNHOMES ON THE SUBJECT PROPERTY

Direction & Daily Trips: A.M. Peak P.M. Peak Hour
Percentage Two-Way Totals Hour Trips Trips
To / From West– 70% 871.5 Entering – 26 trips Entering -- 56 trips
To / From East-- 30% 373.5 Exiting -- 57 trips Exiting -- 42 trips
Total --100% 1,245.0 Total -- 83 trips Total -- 98 trips

The Study stated that current traffic volumes along Davis Road are low, and that its current
capacity and lane configuration would be sufficient to accommodate the projected traffic
volumes from the proposed townhome development. The possibility of providing an
interparcel access between the development site and the adjacent residential development
along Estates Avenue was considered, but the Study concluded that it would not be
beneficial and might even be detrimental to traffic flows at either Estates Avenue or the
proposed project entrance.

The analysis found that the existing intersection of Davis Road with State Route 42/North
Henry Boulevard is operating at a low level of service (Level of Service ‘E’) during the AM
and PM peak hours. However, this is likely to improve after GDOT’s planned intersection
improvement is completed.

The Study states that, based on estimated traffic volumes and the capacity analysis in
2027, the proposed site driveway on Davis Road is expected to operate at acceptable levels
of service during both the AM and PM peak hours. In addition, State Route 42 is projected
to operate at acceptable levels of service in 2027, both without and with traffic from the
proposed development. To facilitate the proposed townhome development, the Study
recommends that the proposed driveway entrance contain three lanes, including one entry
lane and two exit lanes (providing separate left turn and right turn lanes), with side-street
stop-control.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
16

IV. ANALYSIS OF REQUEST

The applicant requests a Rezoning under Section 9.2.1(C) of the City of Stockbridge’s
Unified Development Code (UDC). The Planning Commission and the City Council shall
consider the following nine (9) standards in considering any proposal that would result in
a change to the text or map of the UDC, giving due weight or priority to those factors that
are appropriate to the circumstances of each proposal.

STANDARD #1--Consistency with the Comprehensive Plan.

A. Housing Goal and Policies. The City of Stockbridge’s Comprehensive Plan for 2018-
2023 identifies on Page 38 the following housing goal: “To provide a variety of housing
choices to suit the changing needs and lifestyles of City residents.” The requested
rezoning of property at 576 Davis Road to allow for the proposed development would
further that goal, and it would also further the implementation of two of the established
housing policies, as follows:

~ Provide a mixture of housing options to attract young professionals, singles,
and small families.

~ Preserve and enhance older, existing neighborhoods by promoting
rehabilitation of existing housing stock and infill of new development to
revitalize established neighborhoods.

B. Land Use Designation and Density. Due to the property’s recent annexation into
the City, the applicant has requested that the property’s future land use designation be
assigned the High-Density Residential future land use designation. This request is the
subject of the separate Comprehensive Plan Amendment Application #CP-2022-06. The
High-Density Residential designation allows 6 to 16 units per acre. The applicant’s
proposed density would be 6.15 units per acre, which falls within this range. Page 45 of
the Comprehensive Plan identifies multiple family zoning as being compatible with High-
Density Residential. Further, the Comprehensive Plan encourages the development of
higher-density residential developments in order to provide for the growing need for a
range of housing choices within the City of Stockbridge.

For the above reasons, the proposed rezoning would be compatible with the intent of the
Comprehensive Plan.

STANDARD #2 -- The relation that the proposed rezoning amendment bears to the
purpose of the overall zoning scheme with due consideration given to whether or
not the proposed change will help carry out the purposes of the City of Stockbridge
Unified Development Code (UDC).

The UDC states that MFR developments are to be located “with access provided on
streets that are classified as collector streets of higher.” According to the map of
Functional Road Classifications within the 2022 Henry County Transportation Plan, Davis

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
17

Road is classified as a “major collector.” Therefore, townhomes are an acceptable use for
the subject property.

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

The proposed rezoning of the subject property to ‘MFR’ (Multiple Family Residential) may
be beneficial to the Davis Road corridor by allowing the development of alternative types
of housing than which currently exist, thereby carrying out the intent of the Comprehensive
Plan to encourage higher-density developments within the City of Stockbridge.

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

The subject property slopes significantly downward from Davis Road by some 70 feet. An
“apparent stream” and adjacent stream buffers are located at the northern rear of the
property. For this reason, the applicant proposes to designate that area for open space
use and the provision of amenities. The property also has a narrow frontage on Davis
Road, which limits its design options and the provision of an additional access point from
Davis Road. The City’s Fire Marshal, though, is not requiring an additional access point
except for an emergency access from Davis Road, which the applicant is showing on the
conceptual site plan.

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

The submitted site plan shows that the proposed project would not have any accesses to
adjacent properties, thus none of the project’s traffic would be traveling through them. In
addition, adequate buffering would be provided surrounding the project site.

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

The applicant obtained a letter from the City’s Public Works Department, which was dated
October 3, 2022. It stated that water and sewer services are available to serve the
proposed development, but that the developer would be responsible for all connection
costs.

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

The applicant’s revised Traffic Impact Study analyzed the potential traffic impacts of the
proposed 170-unit townhome development. It states that current traffic volumes along
Davis Road are low, and that its current capacity and lane configuration would be sufficient
to accommodate the projected traffic volumes from the proposed townhome development.
City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
18

The analysis found that the existing intersection of Davis Road with State Route 42 / North
Henry Boulevard is currently operating at a low level of service (Level of Service ‘E’) during
the AM and PM peak hours. This would likely improve, though, after GDOT’s planned
intersection improvement is completed.

The Study states that in 2027, the townhome development’s main intersection at Davis
Road is expected to operate at acceptable levels of service in 2027, during both the AM
and PM peak hours. In addition, State Route 42 is projected to operate at acceptable levels
of service, both without and with traffic from the proposed development. To facilitate access
to and from the proposed townhome development, the Study recommends that the
driveway entrance contains three lanes, including one entry lane and two exit lanes
(providing separate left turn and right turn lanes), with side-street stop-control.

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

No other merits of the requested rezoning have been identified.

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

Prior to the annexation of the subject property into the City, it was zoned ‘RA’ (Residential-
Agricultural) by Henry County, which allowed single-family residences, for which the
property is currently being used. The continuation of this use is reasonable due to the
presence of other single-family residences along Davis Road. Other permitted uses in the
RA district included manufactured homes, a boarding house/group home/personal care
home having no more than two residents, and senior adult housing. However, since there
have been few, if any, such developments, or even requests for such developments, in
the Davis Road corridor in several years, it is unknown whether there exists any demand
for such uses at this time.

V. STAFF CONCLUSION

As a result of the foregoing analysis, the Planning and Zoning Staff concludes that the
applicant’s request to assign the ‘MFR’ (Multiple Family Residential) zoning district to the
subject property via RZ-2022-07 to allow for the proposed townhome development would
be acceptable.

VI. STAFF RECOMMENDATIONS
In view of the aforementioned positive conclusion, the Planning and Zoning Staff
recommends APPROVAL WITH CONDITIONS for this case. The rezoning of the
property at 576 Davis Road to assign the MFR district to the subject property via RZ-
2022-07 should be made with the following conditions:

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
19

1. Comprehensive Plan Amendment – The rezoning shall not be approved unless the
applicant’s requested Comprehensive Plan Amendment, via CP-2022-06, to assign the
land use designation of High-Density Residential to the subject property, is approved
before, or simultaneously with, the approval of RZ-2022-07.

2. Variance – The rezoning shall not be approved unless the applicant’s requested
variance, via VR-2022-03, to reduce the required minimum front yard setback from 50
feet to 25 feet, is approved before, or simultaneously with, the approval of RZ-2022-
07.

3. Site Plan – The proposed townhome development shall be constructed according to
the design which is shown on the applicant’s submitted black-and-white conceptual
site plan, entitled “Davis Road Townhomes; Henry County, Georgia; “Rezoning Plan”,
which was prepared by Atwell Group of Marietta, Georgia on March 15, 2023; as well
as its companion undated colored conceptual site plan, both of which were received by
the City on March 16, 2023.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
APPARENT SEWER MH
SHIELD RD
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D SEWE R GRAVI SS
PROPOS SS
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SS
Call before you dig.
THE LOCATIONS OF EXISTING UNDERGROUND
UTILITIES ARE SHOWN IN AN APPROXIMATE
WAY ONLY AND HAVE NOT BEEN
INDEPENDENTLY VERIFIED BY THE OWNER OR ITS
REPRESENTATIVE. THE CONTRACTOR SHALL
DETERMINE THE EXACT LOCATION OF ALL
EXISTING UTILITIES BEFORE COMMENCING
SS WORK, AND AGREES TO BE FULLY RESPONSIBLE
FOR ANY AND ALL DAMAGES WHICH MIGHT BE
OCCASIONED BY THE CONTRACTOR'S FAILURE TO
EXACTLY LOCATE AND PRESERVE ANY AND ALL
UNDERGROUND UTILITIES.
NOTICE:

SENTRY OAK CT CONSTRUCTION SITE SAFETY IS THE SOLE
RESPONSIBILITY OF THE
CONTRACTOR
; NEITHER
THE OWNER NOR THE ENGINEER SHALL BE
SS EXPECTED TO ASSUME ANY RESPONSIBILITY FOR
SAFETY OF THE WORK, OF PERSONS ENGAGED IN
THE WORK, OF ANY NEARBY STRUCTURES, OR OF
ANY OTHER PERSONS.
PR COPYRIGHTC 2023ATWELL LLC NO
OP
REPRODUCTION SHALL BE MADE WITHOUT THE
PRIOR WRITTEN CONSENT OF ATWELL LLC
SE
R 24 HOUR
S FO
D S EMERGENCY CONTACT
CE ####
ER
EW
RC
FO S

EM
ZONING: CCR ZONING: RR
AIN

ZONING: RR
SS
OPEN SPACE 25' ZONING BUFFER
47.2' ESS
CY ACC
R GEN
EME SS
ID
VIS
10
40 39 38 37 36 35 34 33 32 31 30 29 28 25 24 23

25' ZONING BUFFER
42 41 27 26 22 21 20 19 18 11 10 9
ETE L 48 47 46 45 44 43 17 16 15 14 13 12
CR TRAI 54 53 52 51 50 49
LIFT A
DA
O G
R 8' C LKIN EW
FFE

SEE BOUNDARY NOTE 2 BELOW
BU W A STATION 30' (TYP) SS
8 LK
AM PLAYGROUND 7
RE
75
' ST SS SS SS SS SS SS SS SS SS
RO

SEE BOUNDARY NOTE 1 BELOW
SS SS SS 5

ST
R EA
AD
T 70 76
PUBLIC
EN
82 88 94 100
CLUBHOUSE 60 4
R OPEN 55
OPEN
PA
65 71 77

ZONING: RR
83 89 95 101 MAIL KIOSK
AP
SPACE 56 61
66
29' (TYP) 72 78
84 90 96 102
SPACE
57 62
67 73 79
85 91 97 103
PROPOSED
58 63
68
25' (TYP) 74 80
86 92 98 106
1 RIGHT TURN
R 59 64
69 75 81
104 108 110 112
LANE + LEFT
FFE
99
87 93 105 107 109 111 113 TURN LANE
BU
29' (TYP)
EA
25' (TYP)
DOG
TR
75' S PARK

STORM WATER
MANAGEMENT
25' ZONING BUFFER AREA

HENRY COUNTY, GEORGIA
170 169 168 167 166 165 164 163 162 161 160 159 158 157 156 155 154 153 152 151
OPEN SPACE
150 149 148 147 146 145 144 143 142 141 140 139 138 137 136 135 134 133 132 131 130 129 128 127 126 125 124 123 122 121 120 119 118 117 116 115 114

LAND LOT 91 12TH DISTRICT
38.2'
ZONING: RR 36.1'
OPEN SPACE
ZONING: RR
SITE AREA
TOTAL PROPERTY AREA: 27.635± AC
ZONING: MHR
ZONING CLASSIFICATION
JURISDICTION: CITY OF STOCKBRIDGE
ADJACENT ZONING: MHR, RR, CCR
PROPOSED ZONING: MFR (MULTI-FAMILY)
HIGH DENSITY RES. LAND USE

DEVELOPMENT PROPOSAL
PROPOSED DENSITY 170 UNITS (6.15 UNITS/AC)

DAVIS ROAD TOWNHOMES
111 - 24'W X 50'D (65.3%)
59 - 20'W X 50'D (34.7%)

REZONING PLAN
PARKING PROVIDED 662 SPACES (3.89 SPACES / UNIT)
281 TOTAL GARAGE SPACES
381 DRIVEWAY + SURFACE SPACES

FORESTAR
PARKING BREAKDOWN 222 GARAGE SPACES (24'W X 50'D)
SITE IS NOT LOCATED WITHIN 59 GARAGE SPACES (20'W X 50'D)
222 DRIVEWAY SPACES (24'W X 50'D)
PROTECTIVE WATERSHED DISTRICT. 59 DRIVEWAY SPACES (20'W X 50'D)
100 SURFACE SPACES

(PER HCWA WATERSHED PROTECTION AREAS MAP AVAILABLE FRONT SETBACK (PER CODE) 50'
ON HCWA WATERSHED PROCECTION ORDINANCE WEBSITE.) FRONT SETBACK (REQUESTED) 25' (50' ALONG DAVIS ROAD) (VARIANCE)
SIDE SETBACK (PER CODE) 15'
REAR SETBACK (PER CODE) 20'
MIN. BUILDING SEPARATION 20'
ZONING BUFFER 25' (RR AND SR)

MAX. LOT COVERAGE 50% (13.81 AC)
PROPOSED LOT COVERAGE 47.6% (13.16 AC)
189,700 SF (4.47 AC) - ROOFTOPS
149,758 SF (3.43 AC) - PROPOSED ROADWAYS DATE
53,206 SF (1.22 AC) - SIDEWALKS AND TRAILS 03-15-2023
111,448 SF (2.73 AC) - DRIVEWAYS AND PATIOS
48,000 SF (1.10 AC) - STORMWATER POND
9,550 SF (0.21 AC) - PLAYGROUND
*** NOTE: ABOVE QUANTITIES ARE ESTIMATES ONLY***
SITE LOCATION MAP MIN. OPEN SPACE REQUIRED 15% (4.14 AC)
N.T.S. ALLOWABLE OPEN SPACE PER CODE A MINIMUM OF FIVE (5) PERCENT OF THE TOTAL LAND
AREA SHALL BE DEVOTED TO OPEN SPACE. THE
REQUIRED OPEN SPACE SHALL NOT BE COUNTED
TOWARD REQUIRED LANDSCAPING, REQUIRED BUFFERS,
STORMWATER MANAGEMENT FACILITIES OR REQUIRED
PUBLIC SPACE.

PROVIDED OPEN SPACE 28.5% (7.9 AC) REVISIONS
OPEN SPACE DOES NOT INCLUDE ZONING BUFFERS,
STORMWATER POND, OR STREAM BUFFERS.
PROVIDED AMENITIES CLUBHOUSE AND MAIL KIOSK

CONCEPT DAVIS11
PLAYGROUND
DOG PARK
SITE WALKING TRAIL

MIN. PUBLIC OPEN SPACE 3,744 SF (1% FLOOR AREA)
ASSUMED TOTAL FLOOR AREA =374,400 SF
PROVIDED PUBLIC OPEN SPACE 5,600 SF
INFRASTRUCTURE 50' R/W
28' PAVEMENT

CAD FILE:
5' SIDEWALK (BOTH SIDES OF STREET)
SEWER CALCULATIONS
170 TOWNHOME UNITS x 300 GPD/UNIT = 51,000 GPD
* CALCULATIONS PER HCWA STANDARD AND SPECIFICATIONS, DEC 2018

0 50' 100'
NOTES
BOUNDARY NOTES

NOT ISSUED FOR CONSTRUCTION
SCALE: 1"=100'
1. BASE INFORMATION PROVIDED BY HENRY COUNTY GIS DEPARTMENT.
2. PROPOSED DRIVEWAY IS 3 LANE (2 OUT/1 IN) DRAWN BY: SSW
1. BOUNDARY PER SURVEY BY R.M. BOYD & ASSOCIATES
3. VARIANCE REQUIRED FOR FRONT SETBACK.
SURVEYING & ENGINEERING, INC., DATED 04/13/2006. 4. LIFT STATION REQUIRED FOR SEWER. CHECKED BY: RD
2. BOUNDARY PER HENRY COUNTY GIS. 5. ONE 50' ROW DEDICATION/EASEMENT SHALL BE PROVIDED TO THE WESTERN BOUNDARY OF THE PROJECT MANAGER: DRG
SITE. LOCATION AND DETAILS TO BE PROVIDED ON CONSTRUCTION DOCUMENTS.
3. ALL IMPROVEMENTS AND SITE DIMENSIONAL DATA 6. 8' CONCRETE WALKING TRAIL IS CONCEPTUAL. FINAL LOCATION WILL BE DETERMINED DURING THE JOB #: ####
ARE BASED ON THE BOUNDARY SURVEY BY R.M. BOYD ENGINEERING PHASE.
FILE CODE: ####
& ASSOCIATES. 7. PROPOSED DRIVEWAY LOCATION AND RIGHT TURN/LEFT TURN LANES ARE CONCEPTUAL. FINAL
LOCATION WILL BE DETERMINED DURING THE ENGINEERING PHASE. SHEET NO.
8. ALL LANDSCAPING PROPOSED WILL FOLLOW ALL CITY CODE REQUIREMENTS. RZP1
FIRST AMENDED
STATEMENT OF INTENT

and

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

of

FORESTAR (USA) REAL ESTATE GROUP, INC.

for

± 27.635Acres of Land
located in
Land Lots 70 and 91
12th District, Henry County

REZONE: RA (Henry County) to MFR
FLUMA: LD (Henry County) to HDR

Submitted for Applicant by:

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

SGR/41261788.2
I. INTRODUCTION

Forestar (USA) Real Estate Group, Inc. (“Applicant”) has filed applications to rezone ±

27.635 acres of land located in Land Lots 70 and 91, 12th District of Henry County (the “Subject

Property”) to allow a townhome development. The Subject Property was one of a large number

of properties that were annexed from unincorporated Henry County into the City of Stockbridge

per a November 8, 2022 public referendum that became effective on January 1st, 2023. The City

of Stockbridge, however, has not yet adopted zoning or the future land use map designations for

the newly annexed properties and the Subject Property remains unzoned with no land use

designation. 1 With this in mind, the Applicant files this request to (a) rezone the Subject

Property to the City of Stockbridge MFR (Multifamily Residential) zoning district; (b) amend

the Future Land Use Map to designate the Subject Property as HDR (High Density Residential)

under the City of Stockbridge’s Comprehensive Plan; and (c) a concurrent variance to the City of

Stockbridge Unified Development Code (“UDC”) to reduce the minimum front setbacks.

The Subject Property is currently developed with three single family detached homes and

several appurtenant structures (barns and sheds). The Applicant seeks to redevelop the property

for 170 townhome units at a density of ±6.15 units per acre along with amenities and associated

site improvements (“Proposed Development”). 2 The unit sizes and heights will meet the

requirements of the MFR district and all will be 3-bedroom units 3 with a mix of units with either

1-car or 2-car garages. 4 The garage parking will total 281 spaces, plus there will be an additional

281 driveway spaces and 92 surface parking spaces for guest parking for a total of 654 parking

The proposed rezoning map amendment is being considered as application rezoning case OZM-2022-01. The
proposed future land use map amendment is being considered as case FLUM-2022-01.
The Applicant originally proposed 235 units at a density of 8.5 units per acre. The Applicant has eliminated over
65 units to allow for more gust parking and open space.
The proposed units are typically a 3-bedroom unit, however the Applicant is not the end builder and the final
bedroom count may vary.
The Applicant is developing the property and the townhome structures will be built by a subsequent home builder.

SGR/41261788.2
spaces for the development. The Stockbridge UDC § 4.8.5 requires a minimum of 2.25 parking

spaces per 3-bedroom unit and the Proposed Development has 3.84 spaces per unit, which is 271

spaces above the requirement. It is the Applicant’s intent to provide ample parking within the

development to prevent issues associated with blocking street access.

The Proposed Development is also preserving approximately 7.9 acres, or 28.5% of the

overall property, as open space. The open space includes the preservation of natural vegetation

within the onsite stream buffer as well as a large nature trail area for the residents. Additionally,

the Proposed Development will contain amenities including a clubhouse, playground, dog park,

and walking trail, as well as ±5,600 square feet of landscaped public space.

The Subject Property is well situated for the proposed townhome development. The

surrounding area is developed with a compatible mix of residential types and zonings. The

Subject Property is bordered to the west by the Pine Hills Mobile Home Park, which is a

manufactured home community, shown on the City of Stockbridge’s draft zoning map as to be

zoned MHR (Mobile Home Residential). 5 To the east, the Subject Property borders residential

duplex lots long Sentry Oak Court, shown on Stockbridge’s draft zoning map to be zoned CCR

(City Center Residential) 6. Also to the east is a property shown on the draft zoning map to be

zoned RR (Rural Residential) 7 and contains a single family residence. To the north, the Subject

Property borders several properties zoned RA within unincorporated Henry County containing

single family residential homes. To the south, the Subject Property borders the right-of-way of

This property was previously zoned RMH (Mobile or manufactured home development district) unincorporated
Henry County prior to being annexed into the City of Stockbridge. Currently the property is unzoned, awaiting
adoption of the City’s proposed zoning map.
This property was previously zoned RD (Residential duplex district) within unincorporated Henry County prior to
being annexed into the City of Stockbridge. Currently the property is unzoned, awaiting adoption of the City’s
proposed zoning map.
This property was previously zoned RA within unincorporated Henry County prior to being annexed into the City
of Stockbridge. Currently the property is unzoned, awaiting adoption of the City’s proposed zoning map.

SGR/41261788.2
Davis Road. Davis Road is classified as a minor arterial per the Henry County Road Functional

Classification Map. See the Henry County Imagine Henry 2040 Comprehensive Plan (“Comp

Plan”), pg 93. The Stockbridge UDC 2.4.4 notes that the MFR district is intended to have access

to a street that is classified as collector streets or higher, thus its location on Davis Road meets

the intent of the UDC. 8 The Proposed Development is also located less than one mile east of the

commercial node at North Henry Boulevard (GA Highway 42) and Stockbridge Road (GA

Highway 138). This is a significant commercial area with many uses that are supportive of the

nearby residential including restaurant, retail and grocery. The introduction of modern, attractive

townhomes will act to further boost this commercial node and potentially attract newer business

to the area.

The proposed townhomes also are aligned with recent residential development trends

within the City of Stockbridge. Between 2000 and 2016, the City of Stockbridge’s population

tripled along with a corresponding increase in residential development. In fact, approximately

53% of the City of Stockbridge’s housing has been developed since 2000 and much of that

development trending toward medium to high-density developments. See Shaping Stockbridge

Together for 2038: City of Stockbridge Comprehensive Plan, pg 18. The Proposed Development

is following these trends by adding a higher density townhome development into the City. In

addition, the proposed townhomes will add to the mix of housing options existing in the area.

Townhomes residences tend to attract younger professionals and empty nesters, demographics

that are not currently served by the surrounding mobile homes, duplexes or larger lot single

family residences. The Comp Plan recognizes the need for more diverse housing options to

attract younger professionals and millennials:

A minor arterial is a more intense (i.e, higher classified) roadway than a collector street.

SGR/41261788.2
The dominant housing option is likely to remain single family development; however to
attract certain segments of the population, like young adults and millennial, other housing
options should be available. Currently there is a lack of townhouse and smaller multi-
family residential housing… Stockbridge could position itself to become a lifelong
community by opening the door to new residents who may be more interested in living
and working in Stockbridge without having to commit to a house immediately, as well as
empty-nesters looking to downsize.
See Comp Plan, pg. 18.

The city needs to encourage and maintain a mixture of housing options to accommodate
both traditional and non-traditional households and to attract young professionals.
See Comp Plan, p. 19.

The Proposed Development will be a fitting addition to the area filling a gap in housing options

and creating attractive housing for a variety of Stockbridge’s residents.

In addition to the rezoning, the Applicant is requesting an amendment to the City’s

Future Land Use Map to designate the Subject Property as High Density Residential land use. It

is important to note that the City of Stockbridge has not yet adopted its Future Land Use Map for

the annexed properties, however the previous Henry County land use designation was Medium

Density Residential (“Henry County MDR”). The Henry County MDR land use allows a

density up to 6 units per acre. The City of Stockbridge draft Future Land Use Map notes the

Subject Property as Low Density Residential, however this land use limits density to 2 units per

acre. 9 The only land use designation in the City of Stockbridge’s Comp Plan that allows a

density of 6 units per acre, similar to the previous Henry County MDR, is the High Density

Residential (“HDR”). The HDR land use is compatible with certain zoning categories, namely

MFR. 10 The Comp Plan notes the following intent for the HDR land use: “This designation is

intended primarily for residential land uses which include multi-story condominiums and

Refer to the City of Stockbridge Comprehensive Plan, pg. 44.
10
Refer to the City of Stockbridge Comprehensive Plan, pg. 45. Note that HDR allows the RM-3 zoning, which
was converted to MFR when the City of Stockbridge adopted its present Unified Development Code. MFR also
incorporates the former RM, RM-1, and RM-2 districts, which are compatible with the MDR land use. Refer to
the City of Stockbridge UDC Table 1.11. As a result, MFR is appropriate for either the MDR or HDR land use.

SGR/41261788.2
planned town developments.” It is important to note that the HDR stated intent includes

residential land uses and is not limited to certain uses or expressly exclusive of townhomes.11

The HDR land use allows the MFR zoning, which in turn allows townhomes. Accordingly, the

HDR land use is a compatible with the Proposed Development. Additionally, the Big Oak

Villas, located approximately ¾ mile east of the Subject Property on Davis Road is an existing

townhome development within the HDR land use. The Big Oak Villas townhomes are developed

with a density of approximately 8 units per acre. Moreover, the Big Oak Villas are surrounded

by Medium Density Residential (“MDR”) and Low Density Residential (“LDR”) land uses,

similar to the Subject Property. The presence of a similarly situated HDR land use in the area,

points to the compatibility of the Applicant’s requested land use.

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

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

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

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

original Application, along with the other required materials.

II. HISTORY

To the Applicant’s knowledge, no rezoning applications have been filed concerning the

Subject Property.

11
The allowable uses within the HDR district is controlled by the underlying zoning district. The HDR allows
several zoning districts, including MFR. The MFR district allows several uses, including townhome residential.
Refer to Comp Plan, pg. 45 and UDC Table 3.1.

SGR/41261788.2
III. REZONING IMPACT ANALYSIS

A. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH
THE CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE
CITY’S COMPREHENSIVE PLAN.
Yes. As noted above, the Subject Property was recently annexed into the City of

Stockbridge from unincorporated Henry County. Concurrent with the rezoning, the Applicant

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

Development is consistent with this designation and will advance a number of policy goals

outlined in the City’s Comprehensive Plan, including:

• Providing a mixture of housing options to attract young professionals, millenials and

older residents looking to downsize;

• Reducing the impact of new development through the preservation of greenspace;

• Supporting increases in residential density in areas where community design

standards, environmental constraints and available infrastructure capacities can

satisfactorily accommodate the increased density; and

• Creating a "sense of place" for the community.

Shaping Stockbridge Together for 2038: City of Stockbridge Comprehensive Plan, pp. 37-39.

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

and nearby properties. The area is a mix of residential densities, including Henry County Low

Density Residential to the north, Henry County MDR (a density of up to 6 units per acre) to the

east 12, Henry County Low Density Residential to the west 13, and “Low Density Residential”

(City of Stockbridge) to the South.

12
This property is anticipated to be MDR on the City of Stockbridge’s draft Future Land Use Map.
13
This property is anticipated to be LDR on the City of Stockbridge’s draft Future Land Use Map

SGR/41261788.2
B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
As noted in the paragraphs above, the proposed townhome development will be a

compatible residential use with the exiting development in the area. In addition, it adds to the

diversity of housing stock in the city attracting a wide range of residents, including younger

professionals as noted in the Comp Plan.

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

Property’s current RA zoning limits development to single family residences and other limited

uses on minimum 1-acre sized lots. The existing homes on the property were built between

1940 and 1945 14 at a time when the area was much more rural and characterized by farmstead

tracts. Over the last eighty years, the larger lots have been slowly redeveloped for denser

developments such as the duplex and manufactured home subdivisions that currently surround

the Subject Property. The Applicant now seeks a rezoning to allow a townhome community that

is in line with the surrounding development trends.

D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property is in an area with a diverse range of housing types of varying

densities. The Proposed Development will add to the variety of housing options in the area to

attract different markets. There is another townhome development approximately ¾ mile to the

east on Davis Road, the Big Oak Villas, which contains a townhome development at a density of

14
Data on the existing homes was obtained from the Henry County Tax Assessor’s website at
https://qpublic.schneidercorp.com/Application.aspx?AppID=1035&LayerID=22139&PageTypeID=4&PageID=9
368&Q=230410227&KeyValue=S05-01002000 (last visited 10.01.2022)

SGR/41261788.2
±7.9 units per acre. In addition, the Subject Property is adjacent to complimentary future land use

designations, as noted on Henry County’s and the Stockbridge’s FLUM (“Low Density

Residential” Henry County (North and West); “Medium Density Residential” Henry County

(East) and “Low Density Residential” City of Stockbridge (South)).

E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The proposed townhomes will blend harmoniously with the surrounding developments. The

Applicant is preserving a significant amount of open space that will buffer the RA zoned

properties to the north. Additionally, the Applicant will be providing onsite amenities for the

residents as well as public open space.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED
IN THE COMPREHENSIVE PLAN.
Yes. The property is bordered to the east and west by residential developments with higher

densities than what is allowed under the Subject Property’s current RA zoning. Also, as noted in

the paragraphs above, the Proposed Development is in line with the nearby Big Oak Villas

townhome community, a property zoned MFR with a density of ±7.9 units per acre. It should be

noted that the Big Oak Villas were built in approximately 32 years ago, and there are no newer

options for townhome residences nearby. The proposed MFR zoning and High-Density

Residential land use will allow a townhome development that is compatible with the surrounding

development and will provide much needed options for housing.

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

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

SGR/41261788.2
development that diversifies the housing stock available and advances a number of goals

outlined in the City’s Comprehensive Plan. See, e.g., Comp Plan at pp. 37-39.

H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
The Applicant is proposing the installation of a sanitary sewer line to connect to the existing

sewer line in Shields Road The Applicant has requested sewer capacity and water availability

letters with this application to demonstrate that water and sewer are available and adequate to

serve the Subject Property, along with upgrades that the Applicant is willing to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
The Applicant submitted a traffic impact study with its original rezoning application,

however, that study anticipated the impacts of the originally requested 235 townhome units.

The Applicant is currently revising its traffic study for the 170 units now proposed. Regardless,

the Applicant’s previously submitted traffic impact study notes that there will be no change in

the level of service of the adjacent Davis Road and nearby intersections after the construction of

235 townhome units. 15 Since the Applicant has reduced 65 townhome units from the proposed

design (now a total of 170 units), the Proposed Development’s impacts on the surrounding

roadways is anticipated to be even less. Moreover, the Subject Property has quick access to

several major roadways. The Subject Property fronts Davis Road, which is classified as a minor

arterial roadway per the Henry County Roadway Functional Classification Map. The Subject

Property is also a short distance from N. Henry Boulevard (GA Highway 42) a minor arterial and

Stockbridge Road (GA Highway 138) a principal arterial, both of which are major roadways

intended for a high volume of traffic. Additionally, the Subject Property is approximately one

15
Refer to the Traffic Impact Analysis, by KCI Technologies, Inc., dated October 2022.

SGR/41261788.2
mile from Intrastate Highway 675 (I-675) which can provide quick access to regional

transportation. Because the Subject Property is located in proximity to a number of major

roadways, its impacts on traffic is anticipated to be minimal.

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

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

flooding, air quality, and water quality and quantity.

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

also J, above.

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

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

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

generate renewed interest in the area.

M. WHETHER THERE ARE SUBSTANTIAL REASONS WHY THE PROPERTY
CANNOT BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.
See Section C above.

10
SGR/41261788.2
N. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL
NEIGHBORHOODS SHALL CARRY GREATER WEIGHT THAN OTHER
FACTORS. WHERE PROPERTY FRONTS ON A MAJOR THOROUGHFARE
AND ALSO ADJOINS AN ESTABLISHED RESIDENTIAL NEIGHBORHOOD,
THE FACTOR OF PRESERVATION OF THE RESIDENTIAL AREA SHALL
CARRY GREATER WEIGHT.
The current proposal will have not have a negative impact on the integrity of adjacent and

nearby residential neighborhoods. The Applicant has taken careful consideration in the proposed

design and incorporated appropriate buffers and setbacks to minimize negative impacts, if any.

IV. CONCURRENT VARIANCE ANALYSIS

The Applicant is seeking one concurrent variance with its request to the following

requirement of the Stockbridge UDC:

A. Stockbridge Zoning Ordinance § 2.4.4 to reduce the minimum front yard
setback from 50-feet to 25-feet

The Subject Property has a long and narrow shapethat compresses any development

toward the center of the property. The narrowness compresses the individual townhome lots

resulting a shorter front yard setback than the 50-feet that the MRF district requires.

Additionally, the 50-foot setback is excessive and is much larger than what is typically required

for townhome developments. For example, Henry County’s RS (Residential Suburban) district,

which allows townhomes, requires a minimum 25-foot front yard setback. See Henry County

Code of Ordinances § 2.01.02.I. The strict enforcement of the 50-foot front yard setbackwould

result in the loss of a significant number of units, with little positive benefits. The 25-foot

setback is of sufficient length to allow a car to park in the driveway without blocking the

sidewalk. In addition, requiring a 50-foot front yard setback would result in a large front yard

that will require more maintenance. The large majority of townhome residents choose to live in

such a unit to avoid yard maintenance that is found in other types of residences. Requiring a 50-

11
SGR/41261788.2
foot front yard would eliminate one of the major attractions to owning a townhome as compared

to a single family detached residence.

Pursuant to the City of Stockbridge UDC § 10.1.2, the criteria for granting the variance

are met. First, there are extraordinary and exceptional conditions pertaining to the particular

piece of property in question because of its size, shape or topography that are not applicable to

other lands or structures in the same district. Second, a literal interpretation of the Stockbridge

UDC would deprive the Applicant of rights commonly enjoyed by other properties of the district

in which the property is located. Third, the grant of the variance will not confer any special

privileges upon the Applicant that are denied to other properties of the same district. Fourth, the

requested variance will be consistent with the purpose and intent of the UDC, will be compatible

with uses on neighboring properties, and will serve the public welfare. Fifth, the special

circumstances necessitating the variance are not the result of the actions of the Applicant. Sixth,

the variance requested is the minimum variance that will make possible the legal use of the land,

building or structure. Finally, the variances will not permit a use of land, buildings, or structures

that are not permitted by right in the proposed zoning district.

V. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

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

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

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

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

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

Paragraph 1 of the Constitution of the State of Georgia; and Article I, Section II, Paragraph 3 of

12
SGR/41261788.2
the Constitution of the State of Georgia, 1983. Furthermore, the current zoning violates the due

process clause and equal protection clauses of the Fifth and Fourteenth Amendments to the

Constitution of the United States of America.

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

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

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

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

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

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

Georgia.

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

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

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

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

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

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

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

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

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

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

VI. CONCLUSION

For the foregoing reasons, the Applicant respectfully requests that the Rezoning, Future

Land Use Map Amendment, and Concurrent Variance Applications at issue be approved. The

13
SGR/41261788.2
Applicant also invites and welcomes any comments from Staff or other officials of the City of

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

approval.

This 20th day of February, 2023.

Respectfully submitted,

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

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

14
SGR/41261788.2
Davis Road Townhomes
Traffic Impact Study

Prepared for:
Forestar (USA) Real Estate Group Inc.

Prepared by:
KCI Technologies Inc.
2160 Satellite Boulevard, Suite 130
Duluth, GA 30097
www.kci.com
678.990.6200

Revised March 2023

KCI Project # 242209207
Davis Road Townhomes - Traffic Impact Study March 2023

Executive Summary

The purpose of this study is to evaluate the potential traffic impacts of the proposed Davis Road Townhomes
development. The site is located in the City of Stockbridge, Georgia, along the north side of Davis Road.
Based on the site concept plan the proposed development will contain up to 170 townhomes. The
development is expected to be built out by year 2027. The concept plan (see Appendix B) for the
development illustrates the conditions in the study area, including the proposed townhomes and the
driveway location. Access to the site is proposed at one driveway along Davis Road. The site also proposed
to provide one emergency access to Davis Road.

For the purposes of the traffic study the analysis included the expected completion (build-out) of the
development by year 2027. This study performed an analysis of existing traffic conditions and future traffic
conditions. The future conditions analysis was performed for the year 2027 Build Conditions. The traffic
impact study network consisted of the proposed site driveway and the intersection of SR 42/North Henry
Boulevard at Davis Road.

Capacity Results

Based on existing conditions, SR 42/North Henry Boulevard at Davis Rd (two-way stop control intersection)
is operating at a low level of service (LOS E) during the AM and PM Peak Hour.

It is important to note, GDOT PI 322050 is a widening project programmed for construction in 2024 along
SR 42 which will change the intersection geometry for SR 42 at Davis Rd to be an RCUT ((Restricted Crossing
U-Turn) intersection. The future year 2027 No-Build and Build Conditions were analyzed with this proposed
geometry.

In future year 2027 No-Build Conditions (without the Davis Road Townhomes development traffic volumes),
SR 42 at Davis Rd is expected to operate at acceptable levels of service during the AM and PM peak hours.

In the future year 2027 Build Conditions (with the Davis Road Townhomes development traffic volumes), SR
42 at Davis Rd is expected to continue operating at acceptable levels of service during the AM and PM peak
hours. The proposed site driveway is expected to operate at acceptable levels of service during the AM and
PM peak hours.

Proposed Site Driveway

Based on estimated traffic volumes in the year 2027 Build year conditions and the City of Stockbridge
Unified Development Code, the following intersection geometry recommendations are provided:

• Davis Road at Proposed Driveway #1
o Construct driveway with one entry lane and two exit lanes (separate left-turn lane and
separate right-turn lane); with side-street stop-control.
o Construct right-turn deceleration lane along Davis Road
o Construct left-turn deceleration lane along Davis Road

II
Davis Road Townhomes - Traffic Impact Study March 2023

Table of Contents

1. Existing Conditions 1
1.1 Site Conditions 1
1.2 Roadway Conditions 1
1.3 Traffic Volumes 1
1.4 Crash History 2

2. Future Conditions 3
2.1 Future No-Build Traffic Volumes 3
2.2 Future Roadway Conditions 3

3. Proposed Development Traffic 4
3.1 Trip Generation 4
3.2 Trip Distribution and Assignment 4
3.3 Future Build Traffic Volumes 4

4. Capacity Analysis 5
4.1 Existing Conditions Capacity Analysis 6
4.2 Future No-Build Conditions Capacity Analysis 6
4.3 Future Build Conditions Capacity Analysis 7

5. Recommendations 8
5.1 Turn Lane Analysis at Site Driveways 8
5.2 Inter-parcel Access 9
5.3 Recommended Driveway Geometry 9

III
Davis Road Townhomes - Traffic Impact Study March 2023

Tables
Table 1: SR 42 at Davis Rd Road Crash Summary ................................................................................................................... 2
Table 2: Proposed Site Trip Generation ....................................................................................................................................... 4
Table 3: Level of Service Criteria ..................................................................................................................................................... 5
Table 4: Existing Year (2023) Level of Service............................................................................................................................ 6
Table 5: Future Year (2027) No-Build Level of Service .......................................................................................................... 6
Table 6: Future Year (2027) Build Level of Service................................................................................................................... 7

Appendix
A: Figures

Figure 1 – Location Map

Figure 2 – Existing Traffic Conditions

Figure 3 – Future Build (Year 2027) Conditions

B: Concept Plan

C: Traffic Count Data

D: GDOT Traffic Data

E: Intersection Volume Development

F: Capacity Analysis Reports

G: GDOT Concept Layout

IV
Davis Road Townhomes - Traffic Impact Study March 2023

1. Existing Conditions
1.1 Site Conditions
The proposed development is located on undeveloped property with one residential home. Figure 1
provides a general location map. (Figures included in Appendix A). Access to the property is proposed to
be provided at one driveway along Davis Road (The concept plan is included in Appendix B). The site also
proposed to provide one emergency access to Davis Road. Nearby land uses are either residential homes
or undeveloped property.

A site visit was performed on March 7th, 2023, to observe existing conditions for SR 42 at Davis Rd during
the AM peak hour (7:00-8:00AM). Minor queueing (max of 8 vehicles) on Davis Rd was observed, but there
were adequate gaps for vehicles desiring to make a left-turn onto SR 42.

1.2 Roadway Conditions
Davis Road is a two-lane roadway with a 35-mph posted speed limit. Davis Road is an east-west oriented
roadway. The functional classification of Davis Road along the site’s property frontage is a minor arterial
per Henry County. The roadway has mostly grassed shoulders on the north side of the roadway and sidewalk
on the south side of the roadway in the nearby vicinity.

SR 42/N Henry Boulevard is a two-lane roadway with a 45-mph posted speed limit. SR 42 is north-south
oriented roadway. GDOT classifies SR 42 as a minor arterial. The roadway has curb and gutter.

(Figure 2 identifies existing traffic conditions and lane geometry).

1.3 Traffic Volumes
Traffic counts were collected on Thursday, September 29, 2022, and March 2, 2023, for use in the traffic
analysis. Henry County public schools were in session. The traffic data collected included one twenty-four-
hour volume count at the existing GDOT count station #8013 and one four-hour turning movement count
for SR 42 at Davis Rd. Count data is included in Appendix C.

Historical traffic volume data available from the GDOT TADA source were utilized to inform the annual
growth factor. Three locations are indicated in Appendix D. The three locations are:

• GDOT Count Station #151-0256 located on Highway 138, west of the development.
• GDOT Count Station #151-0365 located on N Henry Boulevard, north of the development.
• GDOT Count Station #151-8013 located on Davis Road, south of the development.

Davis Road Townhomes - Traffic Impact Study March 2023

1.4 Crash History
Historical crash data at the intersection of SR 42 at Davis Rd was obtained from GDOT’s Numetric database.
Crash records for a 5-year period, 2017-2021, are summarized in Table 1.

Table 1: SR 42 at Davis Rd Road Crash Summary
Crashes by Collision Type Crash Severity
Not a Property
Year
Rear-End Angle Sideswipe Head-on Collision with Damage Injury Fatal
Motor Vehicle Only
2017 2 8 0 1 1 8 4 0
2018 1 9 3 1 1 11 4 0
2019 1 8 1 1 0 9 2 0
2020 0 3 3 1 0 6 1 0
2021 0 9 1 0 0 5 5 0
Percentage 7% 67% 15% 7% 4%
Total 4 37 8 4 2 39 16

The records indicate a total of 55 crashes occurred within the 5-year period: 39 no injury crashes, 16 with
some level of injury (12 C and 4 B [KABCO severities]), and 0 fatal crashes.

Davis Road Townhomes - Traffic Impact Study March 2023

2. Future Conditions
2.1 Future No-Build Traffic Volumes
Future No-Build traffic volumes were developed by reviewing the historical traffic volumes roadways within
the vicinity of the project and historic population growth in the county. Three nearby GDOT count stations
were evaluated to determine a growth rate. The annual historic compound growth rate at the GDOT count
stations averaged to 1.7% per year. Henry County’s population growth rate was most recently reported as
1.67% per year in 2020. The Governor’s Office of Planning and Budget developed population projections
which indicates an estimated growth of 1.55% per year by 2027 in Henry County.

Considering this data, a 2.0% per year growth rate to account for background traffic volume growth was
used in the traffic study. For the purposes of this study the proposed development is expected to be fully
built out by 2027. A 2.0% per year growth rate was applied to the 2022 existing volumes to calculate year
2027 No-Build traffic volumes. The 2027 No-Build traffic volumes are indicated in the Intersection Volume
Development tables included in the Appendix E.

2.2 Future Roadway Conditions
A review of Georgia DOT, City of Stockbridge, and Henry County planned, and programmed transportation
projects was performed. There was one planned project near the development site:

• GDOT PI 322050: SR 42 FM 0.15 MI S of SR 138/Henry to I-675/Clayton
o Proposed widening of SR42/US 23 from SR 138 in Henry County to I-675 in Clayton
County.
o SR 42 at Davis Rd will become an RCUT (Restricted Crossing U-Turn) intersection. This
geometry will allow left-turns and right-turns from SR 42 onto Davis Road, and only right-
turns from Davis Road onto SR 42. Vehicles desiring to travel south on SR 42 will make a
u-turn.
o Construction is programmed for 2024.
o A layout from the approved concept report is included in Appendix G.

Davis Road Townhomes - Traffic Impact Study March 2023

3. Proposed Development Traffic
Project traffic was calculated for the proposed development. Project traffic is defined as the vehicular trips
expected to be generated by the development and distributed over the roadway network.

3.1 Trip Generation
The project driveway volumes were calculated based on the Institute of Transportation Engineers’ (ITE) Trip
Generation Manual, Eleventh Edition. The development proposes 170 townhomes. The most applicable ITE
land use (LU) code is LU 215 (Single-Family Attached Housing). Due to the development type, no pass-by
reductions were included for the land use and no internal capture reductions were included. Table 2 below
summarizes the trips expected daily, during the AM peak hour, and during the PM peak hour for the
development.

Table 2: Proposed Site Trip Generation

Daily Trips AM Peak Hour PM Peak Hour
Units
Land Use (ITE Code) Two-Way
(DU) Enter Exit Total Enter Exit Total
Total
Single-Family Attached Housing (215) 170 1,245 26 57 83 56 42 98

Gross Trips (Driveway Volumes) 1,245 26 57 83 56 42 98

Notes: Trip Generation Rates based on ITE Trip Generation, 11 th Edition

3.2 Trip Distribution and Assignment
An overall trip distribution and assignment of project trips was based on existing traffic patterns and a
review of land uses and the street network in the area. This information was used to apply the project traffic
volumes at the proposed development driveway.

The directional distribution for the proposed development is estimated to be:

• 70% to/from the west along Davis Road
• 30% to/from the east along Davis Road

3.3 Future Build Traffic Volumes
The 2027 future Build traffic volumes were calculated by adding the proposed development (Davis Road
Townhomes) traffic volumes to the projected year 2027 No-Build traffic volumes. Figure 3 (in Appendix A)
illustrates the year 2027 Build traffic volumes.

Davis Road Townhomes - Traffic Impact Study March 2023

4. Capacity Analysis
Capacity analysis was performed at the study intersections for the weekday AM and PM peak hours.
Intersection Level of Service (LOS) was calculated based on the methodologies contained in the Highway
Capacity Manual, 6th Edition. The Synchro Studio software, which utilizes the HCM 6th Edition methodology,
was utilized to perform the analyses.

Capacity is defined as the maximum number of vehicles that can pass over a particular road segment or
through a particular intersection within a specified period under prevailing roadway, traffic, and control
conditions. Level of service (LOS) is used to describe the operating characteristics of a road segment or
intersection in relation to its capacity. LOS is defined as a qualitative measure that describes operational
conditions and motorist’s perceptions. The Highway Capacity Manual defines six levels of service, LOS A
through LOS F. Level of service A indicates excellent operations with little delay to motorists, while level of
service F indicates extremely long delay.

Level of service for unsignalized intersections is calculated for the average control delay incurred for vehicles
on the stop control approach, compared to the average control delay per vehicle for all approaches at a
signalized intersection. Control delay for vehicles include initial deceleration delay, queue move-up time,
stopped delay, and final acceleration delay. Table 3 below indicates the relationship between delay and
LOS for signalized and unsignalized intersections, respectively. Level-of-service “E” is typically considered
to be the limit of acceptable delay.

Several factors affect the controlled delay for unsignalized intersections, including the availability of gaps in
the cross-street traffic, and acceptable gap time to make the movement from the stop position. For stop-
control intersections, LOS E and F exist when there are insufficient gaps in traffic, resulting in long delays.
Low level of service for stop-control approaches are not uncommon at major cross-streets.

Table 3: Level of Service Criteria

Average Control Delay Per Vehicle (sec)
Level of Service
Signalized Intersection Unsignalized Intersection

A ≤10 ≤10

B >10 and ≤20 >10 and ≤15

C >20 and ≤35 >15 and ≤25

D >35 and ≤55 >25 and ≤35

E >55 and ≤80 >35 and ≤50

F >80 >50

Davis Road Townhomes - Traffic Impact Study March 2023

4.1 Existing Conditions Capacity Analysis
Capacity analysis was performed for the year 2023 traffic volumes and the existing roadway conditions. The
existing traffic conditions are illustrated in Figure 2. Table 4 summarizes the results of the capacity analysis.

Table 4: Existing Year (2023) Level of Service
AM Peak
Intersection PM Peak Hour
Intersection Approach Hour
Control LOS (Delay*)
LOS (Delay*)
EB B (15) D (27)
SR 42/N Henry Blvd at Davis Rd Stop-Control
WB E (38) E (36)

*Average vehicle delay in seconds

The existing study intersection of SR 42/N Henry Blvd at Davis Rd (two-way stop control intersection) is
currently operating at a low level of service (LOS E) during the AM and PM Peak Hour. However, per field
observations there were adequate gaps in traffic for left-turning vehicles during the AM peak hour.

4.2 Future No-Build Conditions Capacity Analysis
Capacity analysis was performed for the year 2027 Future Conditions and includes the No-Build traffic and
the proposed roadway conditions of GDOT PI 322050 – a RCUT (Restricted Crossing U-Turn) intersection.
This geometry will allow left-turns and right-turns from SR 42 onto Davis Road, and only right-turns from
Davis Road onto SR 42. Vehicles desiring to travel south on SR 42 will make a u-turn. Table 5 summarizes
the results of the capacity analysis for the Future No-Build Conditions.

Table 5: Future Year (2027) No-Build Level of Service
Intersection AM Peak Hour PM Peak Hour
Intersection Approach
Control LOS (Delay*) LOS (Delay*)
SR 42/N Henry Blvd at Davis Rd Stop-Control WB B (11) B (11)

*Average vehicle delay in seconds

With the proposed geometry, the intersection is expected to operate at acceptable levels of service during
the AM and PM peak hours.

Davis Road Townhomes - Traffic Impact Study March 2023

4.3 Future Build Conditions Capacity Analysis

Capacity analysis was performed for the year 2027 Future Conditions and includes the No-Build traffic
volumes, the proposed roadway conditions of GDOT PI 322050, plus the Davis Road Townhomes
development volumes. The Build traffic conditions and volumes are illustrated in Figure 3. Table 6
summarizes the results of the capacity analysis.

Table 6: Future Year (2027) Build Level of Service
Intersection AM Peak Hour PM Peak Hour
Intersection Approach
Control LOS (Delay*) LOS (Delay*)
Stop-
Davis Road at Proposed Driveway #1 SB A (10) A (10)
Control
Stop-
SR 42/N Henry Blvd at Davis Rd WB B (12) B (12)
Control
*Average vehicle delay in seconds

SR 42 at Davis Rd is expected to operate at acceptable levels of service during the AM and PM peak hours.
The proposed site driveway is expected to operate at acceptable levels of service during the AM and PM
peak hours.

Davis Road Townhomes - Traffic Impact Study March 2023

5. Recommendations
Recommendations for access for the proposed Davis Road Townhomes development are based on existing
conditions, the proposed development use, and expected traffic volumes. The appropriate traffic control at
driveways was analyzed. Recommendations included reviewing the City of Stockbridge and Georgia DOT
requirements, knowledge of general transportation standards, and engineering judgment.

Access to the development is proposed via one full-movement driveway along Davis Road. The proposed
capacity and lane configuration is expected to be sufficient to accommodate future traffic volumes. The
required intersection sight distance will need to be verified at the proposed driveway location as part of the
driveway design.

5.1 Turn Lane Analysis at Site Driveways
The City of Stockbridge Unified Development Code, Chapter 16.4 includes street requirements for major
subdivisions. The code states on a street with a functional classification of minor arterial (Davis Road), a
deceleration lane is required. Additionally, the code states a left-turn lane is required per GDOT criteria. The
Georgia DOT Driveway and Encroachment Control Manual was reviewed for the proposed Driveway #1
along Davis Road. The GDOT driveway manual, Section 4I, Auxiliary Turn Lanes, provides minimum volumes
requiring right-turn or left-turn deceleration lanes. The year 2027 Build traffic volumes were compared to
the Georgia DOT driveway requirements for right-turn and left-turn deceleration lanes.

Driveway #1 on Davis Road

Right-Turn Deceleration Lane Criteria

Based on the 35-mph speed limit, two-lane roadway, and more than 6,000 ADT (Average Daily Traffic) on
Davis Road, Table 4-6 indicates a dedicated right-turn lane is required if there are at least 100 vehicles
turning right into the site within a day. The estimated daily westbound right-turn volume entering the
development is 187 vehicles per day at the proposed Driveway #1.

Calculation: 1,245 daily trips / 2 = 623 entering trips * 0.3 (percentage of vehicles turning right) = 187 vehicles

Based on the expected trip distribution and assignment, the expected westbound right-turning daily volume
(187) meets the GDOT criteria to install a right-turn deceleration lane at the proposed driveway #1.

Left-Turn Deceleration Lane Criteria

Based on the 35-mph speed limit, two-lane roadway, and more than 6,000 ADT on Davis Road, Table 4-7a
indicates a dedicated left-turn lane is required if there are at least 200 vehicles turning left into the site
within a day. The estimated daily eastbound left-turn volume entering the development is 436 vehicles per
day at the proposed Driveway #1.

Calculation” 1,245 daily trips / 2 = 623 entering trips * 0.70 (percentage of vehicles turning left) = 436 vehicles

Based on the expected trip distribution and assignment, the expected eastbound left-turning daily volume
(436) meets the GDOT criteria to install a left-turn lane at the proposed driveway #1.

Davis Road Townhomes - Traffic Impact Study March 2023

5.2 Inter-parcel Access
The potential for an inter-parcel access connection was reviewed. Residential uses exist on both sides of
the proposed site. A typical benefit of inter-parcel access is between different land uses or retail land uses
to reduce trips on the public street network. For this site, adding a connection to the adjoining residential
properties is not beneficial and not expected to reduce any trips. Additionally, a vehicle connection to
Estates Avenue may negatively impact traffic entering/exit either Estates Avenue or the proposed site
driveway.

5.3 Recommended Driveway Geometry
Based on estimated traffic volumes in the year 2027 Build year conditions and the City of Stockbridge
Unified Development Code, the following driveway geometry recommendations are provided:

• Davis Road at Proposed Driveway #1
o Construct driveway with one entry lane and two exit lanes (separate left-turn lane and
separate right-turn lane); with side-street stop-control.
o Construct right-turn deceleration lane along Davis Road
o Construct left-turn deceleration lane along Davis Road

Davis Road Townhomes - Traffic Impact Study

Appendices

• Appendix A
o Figures
• Appendix B
o Concept Plan
• Appendix C
o Traffic Count Data
• Appendix D
o GDOT Traffic Data
• Appendix E
o Intersection Volume Development
• Appendix F
o Capacity Analysis Reports
Davis Road Townhomes - Traffic Impact Study

Appendix A
Figures
Development
Site

Not to Scale

Traffic Impact Study
Location Figure
Davis Road Townhomes Map 1
City of Stockbridge, Georgia
LEGEND:
Existing Roadway Laneage
XX AM Peak Hour Traffic Volumes
(XX) PM Peak Hour Traffic Volumes

SR 42/N Henry Blvd

Site

12 (18)
355 (697)
38 (106) 51 (124)
29 (9) 124 (154)
82 (15)

(1) 1 (303) 103 Davis Road
(3) 0
(10) 3 (1) 2
(557) 426
(166) 65

Lake Spivey Pkwy

Walmart Drwy

SR 42/N Henry Blvd

Not to Scale

Traffic Impact Study
Existing Traffic Figure
Davis Road Townhomes 2
Conditions
City of Stockbridge, Georgia
LEGEND:
Existing Roadway Laneage
No-Build Roadway Laneage
Proposed Roadway Laneage
XX AM Peak Hour Traffic Volumes
(XX) PM Peak Hour Traffic Volumes

SR 42/N Henry Blvd
Site

GDOT PI 332050 includes
widening SR 42 and
modifying the intersection
to be a Restricted Proposed Driveway
Crossing U-turn
intersection

13 (19) 40 (29)
384 (754)
17 (13)
49 (132) 215 (190)
8 (17)
137 (170)

(39) 18 Davis Road
(335) 114
(603) 461

(202) 80

Lake Spivey Pkwy

Walmart Drwy

SR 42/N Henry Blvd

Not to Scale

Traffic Impact Study Future Build Figure
Davis Road Townhomes (Year 2027) 3
City of Stockbridge, Georgia Conditions
Davis Road Townhomes - Traffic Impact Study

Appendix B
Concept Plan
Davis Road Townhomes - Traffic Impact Study

Appendix C
Traffic Count Data
National Data & Surveying Services Intersection Turning Movement Count

Location: N Henry Blvd/SR 42 & Davis Rd
City: Stockbridge Project ID: 23-180032-001
Control: 1-Way Stop (WB) Date: 3/2/2023
Data - Totals
NS/EW Streets: N Henry Blvd/SR 42 N Henry Blvd/SR 42 Davis Rd Davis Rd

NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
AM 0 1 0 0 1 1.5 0.5 0 0 1 0 0 0 1 0 0
NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
7:00 AM 1 81 8 0 6 76 3 0 0 0 0 0 13 1 11 0 200
7:15 AM 1 102 6 0 8 63 2 0 0 1 0 0 19 3 13 0 218
7:30 AM 2 126 14 0 6 76 2 0 0 0 2 0 15 2 10 0 255
7:45 AM 0 100 18 0 7 88 3 0 0 0 1 0 24 9 9 0 259
8:00 AM 1 115 8 0 8 86 3 0 1 0 0 0 17 5 13 0 257
8:15 AM 0 115 19 0 15 92 3 0 0 0 2 0 24 6 14 0 290
8:30 AM 1 96 20 0 8 89 3 0 0 0 0 0 17 9 15 0 258
8:45 AM 0 94 15 0 10 91 4 0 0 1 0 0 13 4 6 0 238

NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
TOTAL VOLUMES : 6 829 108 0 68 661 23 0 1 2 5 0 142 39 91 0 1975
APPROACH %'s : 0.64% 87.91% 11.45% 0.00% 9.04% 87.90% 3.06% 0.00% 12.50% 25.00% 62.50% 0.00% 52.21% 14.34% 33.46% 0.00%
PEAK HR : 07:45 AM - 08:45 AM 07:45 AM 40 0 0 TOTAL
PEAK HR VOL : 2 426 65 0 38 355 12 0 1 0 3 0 82 29 51 0 1064
PEAK HR FACTOR : 0.500 0.926 0.813 0.000 0.633 0.965 1.000 0.000 0.250 0.000 0.375 0.000 0.854 0.806 0.850 0.000
0.917
0.920 0.920 0.500 0.920
Headers NBL NBT NBR NBU SBL SBT SBR SBU EBL EBT EBR EBU WBL WBT WBR WBU
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
PM 0 1 0 0 1 1.5 0.5 0 0 1 0 0 0 1 0 0
NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
4:00 PM 3 129 44 0 28 148 4 0 0 0 1 0 7 5 21 0 390
4:15 PM 0 144 39 0 26 172 5 0 0 1 2 0 5 2 28 0 424
4:30 PM 0 149 27 0 25 193 4 0 0 1 2 0 2 1 32 0 436
4:45 PM 1 139 46 0 29 170 4 0 0 0 1 0 4 2 33 0 429
5:00 PM 0 125 54 0 26 162 5 0 1 1 5 0 4 4 31 0 418
5:15 PM 3 144 44 0 27 159 3 0 0 2 1 0 6 1 28 0 418
5:30 PM 1 138 34 0 35 150 2 0 1 0 0 0 8 4 23 0 396
5:45 PM 0 114 41 0 24 155 0 0 0 0 2 0 11 1 29 0 377

NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
TOTAL VOLUMES : 8 1082 329 0 220 1309 27 0 2 5 14 0 47 20 225 0 3288
APPROACH %'s : 0.56% 76.25% 23.19% 0.00% 14.14% 84.13% 1.74% 0.00% 9.52% 23.81% 66.67% 0.00% 16.10% 6.85% 77.05% 0.00%
PEAK HR : 04:15 PM - 05:15 PM 04:15 PM 290 0 0 TOTAL
PEAK HR VOL : 1 557 166 0 106 697 18 0 1 3 10 0 15 9 124 0 1707
PEAK HR FACTOR : 0.250 0.935 0.769 0.000 0.914 0.903 0.900 0.000 0.250 0.750 0.500 0.000 0.750 0.563 0.939 0.000
0.979
0.973 0.925 0.500 0.949
Prepared by National Data & Surveying Services

N Henry Blvd/SR 42 & Davis Rd
Peak Hour Turning Movement Count
N Henry Blvd/SR 42
ID: 23-180032-001 Day: Thursday
City: Stockbridge Date: 3/2/2023
SOUTHBOUND

COUNT PERIODS
07:45 AM - 08:45 AM AM 12 355 38 0 478 AM 7:00 AM - 09:00 AM

PEAK HOURS
NONE NOON 0 0 0 0 0 NOON NONE

04:15 PM - 05:15 PM PM 18 697 106 0 682 PM 4:00 PM - 06:00 PM

AM NOON PM PM NOON AM

0.5 1.5 1 0
0 124 0 51
43 0 28

EASTBOUND WESTBOUND
CONTROL 1 9 0 29

1-Way Stop (WB)
Davis Rd
0 0 0 0 0 15 0 82
Davis Rd
1 0 1 0 TEV 1064 0 1707 0 0 0 0
AM NOON PM
0 0 3 1 PHF 0.92 0.98
275 0 103
3 0 10 0
0 0 1 0
AM NOON PM PM NOON AM

Totals (AM) PM 722 0 1 557 166 PM Totals (AM)

12 355 38 NOON 0 0 0 0 0 NOON 12 355 38
1 51 AM 440 0 2 426 65 AM
1 51
0 29 0 29
3 82 NORTHBOUND 3 82
65 N Henry Blvd/SR 42
65
426 426
2 2
Totals (NOON) Totals (NOON)

Pedestrians (Crosswalks) 0 0 0
0 0 0
0 0 PM NOON AM AM NOON PM
0 0
0 0 0 0
0 0 0
0 0
0 0 0
0 PM 0 0 PM 0
NOON 0 0 NOON

Totals (PM)
AM 0 0 AM
Totals (PM)
AM 0 0 AM

18 697 106
NOON 0 0 NOON
18 697 106
PM 0 0 PM
1 124 1 124
0 0
3 9 3 9
PM NOON AM AM NOON PM
10 15 10 15
166 166
557 557
1 1
Davis Road Townhomes - Traffic Impact Study

Appendix D
GDOT Traffic Data
Davis Road Townhomes - Traffic Impact Study

Location Map of GDOT Count Stations
Davis Road Townhomes - Traffic Impact Study
Davis Road Townhomes - Traffic Impact Study
Count Station: GDOT #151-0256
Street: Highway 138
Location: west of the development
Source: GDOT

YEAR ADT TREND 10-Years of Count Data
2011 30,090 30300 Trend Annual Historic Compound Growth Rate
2012 30800 1.77%
2013 31400
2014 31900
2015 33,506 32500
2016 33000
2017 33600
2018 34200
2019 32,738 34800
2020 35400
2021 37,292 36000 50,000 y = 3E-11e0.0172x
2022 36600 R² = 0.7376
45,000
2023 37300 40,000
2024 37900 35,000
2025 38600
30,000
2026 39200
ADT 25,000
2027 39900
20,000
2028 40600
15,000
2029 41300
10,000
2030 42000
2031 42700 5,000

2032 43500 0
2005 2010 2015 2020 2025 2030 2035 2040
2033 44200
2034 45000 YEAR
2035 45800
2036 46600
2037 47400

10/7/2022
Count Station: GDOT #151-0365
Street: N Henry Blvd
Location: north of the development
Source: GDOT

YEAR ADT TREND 5-Years of Count Data
2011 14,676 15000 Trend Annual Historic Compound Growth Rate
2012 15200 1.14%
2013 15,942 15400
2014 15500
2015 15,866 15700
2016 15900
2017 16100
2018 16200
2019 15,504 16400
2020 16600
2021 17,340 16800 25,000
2022 16900 y = 5E-06e0.0109x
R² = 0.5635
2023 17100 20,000
2024 17300
2025 17500
15,000
2026 17700
ADT
2027 17900
10,000
2028 18100
2029 18300
5,000
2030 18500
2031 18700
2032 18900 0
2005 2010 2015 2020 2025 2030 2035 2040
2033 19100
2034 19300 YEAR
2035 19500
2036 19700
2037 20000

10/7/2022
Count Station: GDOT #151-8013
Street: Davis Road
Location: south of the development
Source: GDOT

YEAR ADT TREND 5-Years of Count Data
2009 4,877 5000 Trend Annual Historic Compound Growth Rate
2010 5100 2.31%
2011 5200
2012 5300
2013 5,692 5500
2014 5600
2015 5700
2016 5900
2017 5,920 6000
2018 6200
2019 6300 10,000 y = 4E-18e0.0242x
2020 6500 R² = 0.8875
9,000
2021 6600 8,000
2022 6800 7,000
2023 7000
6,000
2024 7200
ADT 5,000
2025 7300
4,000
2026 7500
3,000
2027 7700
2,000
2028 7900
2029 8100 1,000

2030 8300 0
2005 2010 2015 2020 2025 2030 2035 2040
2031 8500
2032 8700 YEAR
2033 8900
2034 9100
2035 9300

10/7/2022
Davis Road Townhomes - Traffic Impact Study

Appendix E
Intersection Volume Development
Traffic Analysis
Davis Road Townhomes
Intersection Traffic Volumes

Intersection: #1 - Davis Road at Proposed Driveway

A.M. PEAK HOUR
N/A Proposed Driveway Davis Road Davis Road
Condition Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R

Existing Volumes (2022) 103 124
Annual Growth Rate 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0%
Base Condition (2027) 0 0 0 0 0 0 0 114 0 0 137 0

Project Trips:
Trip Distribution IN 70% 30%
Trip Distribution OUT 30% 70%
Residential Trips 0 0 0 17 0 40 18 0 0 0 0 8

Total Project Trips 0 0 0 17 0 40 18 0 0 0 0 8

Buildout Total (2027) 0 0 0 17 0 40 18 114 0 0 137 8

P.M. PEAK HOUR
N/A Proposed Driveway Davis Road Davis Road
Condition Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R

Existing Volumes (2022) 303 154
Annual Growth Rate 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0%
Base Condition (2027) 0 0 0 0 0 0 0 335 0 0 170 0

Project Trips:
Trip Distribution IN 70% 30%
Trip Distribution OUT 30% 70%
Residential Trips 0 0 0 13 0 29 39 0 0 0 0 17

Total Project Trips 0 0 0 13 0 29 39 0 0 0 0 17

Buildout Total (2027) 0 0 0 13 0 29 39 335 0 0 170 17

3/7/2023
Traffic Analysis
Davis Road Townhomes
Intersection Traffic Volumes

Intersection: #2 - SR 42/N Henry Blvd at Davis Rd

A.M. PEAK HOUR
SR 42/N Henry Blvd SR 42/N Henry Blvd Driveway Davis Road
Condition Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R

Existing Volumes (2023) 2 426 65 38 355 12 1 0 3 82 29 51
Annual Growth Rate 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0%
Base Condition (2027) 2 461 70 41 384 13 1 0 3 89 31 55

Project Trips:
Trip Distribution IN 40% 30%
Trip Distribution OUT 40% 30%
Residential Trips 0 0 10 8 0 0 0 0 0 23 0 17

Total Project Trips 0 0 10 8 0 0 0 0 0 23 0 17

Buildout Total (2027) 2 461 80 49 384 13 1 0 3 112 31 72

P.M. PEAK HOUR
SR 42/N Henry Blvd SR 42/N Henry Blvd Driveway Davis Road
Condition Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R

Existing Volumes (2023) 1 557 166 106 697 18 1 3 10 15 9 124
Annual Growth Rate 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0%
Base Condition (2027) 1 603 180 115 754 19 1 3 11 16 10 134

Project Trips:
Trip Distribution IN 40% 30%
Trip Distribution OUT 40% 30%
Residential Trips 0 0 22 17 0 0 0 0 0 17 0 13

Total Project Trips 0 0 22 17 0 0 0 0 0 17 0 13

Buildout Total (2027) 1 603 202 132 754 19 1 3 11 33 10 147

3/7/2023
Davis Road Townhomes - Traffic Impact Study

Appendix F
Capacity Analysis Reports
Davis Road Townhomes - Traffic Impact Study

Existing Conditions – Year 2023
HCM 6th TWSC Existing 2023
2: N Henry Blvd & Driveway/Davis Rd AM Peak Hour

Intersection
Int Delay, s/veh 6.1
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 1 0 3 82 29 51 2 426 65 38 355 12
Future Vol, veh/h 1 0 3 82 29 51 2 426 65 38 355 12
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free
RT Channelized - - None - - None - - None - - None
Storage Length - - - - - - - - - 0 - 0
Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 -
Grade, % - 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 1 0 3 89 32 55 2 463 71 41 386 13

Major/Minor Minor2 Minor1 Major1 Major2
Conflicting Flow All 1014 1006 386 979 984 499 399 0 0 534 0 0
Stage 1 468 468 - 503 503 - - - - - - -
Stage 2 546 538 - 476 481 - - - - - - -
Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 - - 4.12 - -
Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 - - - - - - -
Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 - - - - - - -
Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 - - 2.218 - -
Pot Cap-1 Maneuver 217 241 662 229 248 572 1160 - - 1034 - -
Stage 1 575 561 - 551 541 - - - - - - -
Stage 2 522 522 - 570 554 - - - - - - -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver 171 231 662 221 238 572 1160 - - 1034 - -
Mov Cap-2 Maneuver 171 231 - 221 238 - - - - - - -
Stage 1 574 539 - 550 540 - - - - - - -
Stage 2 443 521 - 545 532 - - - - - - -

Approach EB WB NB SB
HCM Control Delay, s 14.5 37.9 0 0.8
HCM LOS B E

Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR
Capacity (veh/h) 1160 - - 385 278 1034 - -
HCM Lane V/C Ratio 0.002 - - 0.011 0.633 0.04 - -
HCM Control Delay (s) 8.1 0 - 14.5 37.9 8.6 - -
HCM Lane LOS A A - B E A - -
HCM 95th %tile Q(veh) 0 - - 0 4 0.1 - -

Synchro 11 Report
HCM 6th TWSC Existing 2023
2: N Henry Blvd & Driveway/Davis Rd PM Peak Hour

Intersection
Int Delay, s/veh 4
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 1 3 10 15 9 124 1 557 166 106 697 18
Future Vol, veh/h 1 3 10 15 9 124 1 557 166 106 697 18
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free
RT Channelized - - None - - None - - None - - None
Storage Length - - - - - - - - - 0 - 0
Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 -
Grade, % - 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 98 98 98 98 98 98 98 98 98 98 98 98
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 1 3 10 15 9 127 1 568 169 108 711 18

Major/Minor Minor2 Minor1 Major1 Major2
Conflicting Flow All 1650 1666 711 1598 1600 653 729 0 0 737 0 0
Stage 1 927 927 - 655 655 - - - - - - -
Stage 2 723 739 - 943 945 - - - - - - -
Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 - - 4.12 - -
Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 - - - - - - -
Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 - - - - - - -
Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 - - 2.218 - -
Pot Cap-1 Maneuver 79 97 433 86 106 467 875 - - 869 - -
Stage 1 322 347 - 455 463 - - - - - - -
Stage 2 417 424 - 315 340 - - - - - - -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver 48 85 433 74 93 467 875 - - 869 - -
Mov Cap-2 Maneuver 48 85 - 74 93 - - - - - - -
Stage 1 321 304 - 454 462 - - - - - - -
Stage 2 297 423 - 267 298 - - - - - - -

Approach EB WB NB SB
HCM Control Delay, s 27.1 35.9 0 1.3
HCM LOS D E

Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR
Capacity (veh/h) 875 - - 177 262 869 - -
HCM Lane V/C Ratio 0.001 - - 0.081 0.576 0.124 - -
HCM Control Delay (s) 9.1 0 - 27.1 35.9 9.7 - -
HCM Lane LOS A A - D E A - -
HCM 95th %tile Q(veh) 0 - - 0.3 3.3 0.4 - -

Synchro 11 Report
Davis Road Townhomes - Traffic Impact Study

Future No-Build Conditions – Year 2027
HCM 6th TWSC No Build 2027
2: SR 42 & Davis Rd AM Peak Hour

Intersection
Int Delay, s/veh 2.1
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 0 175 461 70 41 381
Future Vol, veh/h 0 175 461 70 41 381
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length - 0 - 0 0 -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 0 190 501 76 45 414

Major/Minor Minor1 Major1 Major2
Conflicting Flow All - 251 0 0 577 0
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - 6.94 - - 4.14 -
Critical Hdwy Stg 1 - - - - - -
Critical Hdwy Stg 2 - - - - - -
Follow-up Hdwy - 3.32 - - 2.22 -
Pot Cap-1 Maneuver 0 749 - - 993 -
Stage 1 0 - - - - -
Stage 2 0 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - 749 - - 993 -
Mov Cap-2 Maneuver - - - - - -
Stage 1 - - - - - -
Stage 2 - - - - - -

Approach WB NB SB
HCM Control Delay, s 11.4 0 0.9
HCM LOS B

Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 749 993 -
HCM Lane V/C Ratio - - 0.254 0.045 -
HCM Control Delay (s) - - 11.4 8.8 -
HCM Lane LOS - - B A -
HCM 95th %tile Q(veh) - - 1 0.1 -

Synchro 11 Report
HCM 6th TWSC No Build 2027
2: SR 42 & Davis Rd PM Peak Hour

Intersection
Int Delay, s/veh 1.7
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 0 160 603 180 115 754
Future Vol, veh/h 0 160 603 180 115 754
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length - 0 - 0 0 -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 98 98 98 98 98 98
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 0 163 615 184 117 769

Major/Minor Minor1 Major1 Major2
Conflicting Flow All - 308 0 0 799 0
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - 6.94 - - 4.14 -
Critical Hdwy Stg 1 - - - - - -
Critical Hdwy Stg 2 - - - - - -
Follow-up Hdwy - 3.32 - - 2.22 -
Pot Cap-1 Maneuver 0 688 - - 819 -
Stage 1 0 - - - - -
Stage 2 0 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - 688 - - 819 -
Mov Cap-2 Maneuver - - - - - -
Stage 1 - - - - - -
Stage 2 - - - - - -

Approach WB NB SB
HCM Control Delay, s 11.9 0 1.3
HCM LOS B

Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 688 819 -
HCM Lane V/C Ratio - - 0.237 0.143 -
HCM Control Delay (s) - - 11.9 10.1 -
HCM Lane LOS - - B B -
HCM 95th %tile Q(veh) - - 0.9 0.5 -

Synchro 11 Report
Davis Road Townhomes - Traffic Impact Study

Future Build Conditions – Year 2027
HCM 6th TWSC Build 2027
1: Davis Road & Proposed Driveway AM Peak Hour

Intersection
Int Delay, s/veh 2
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 18 114 137 8 17 40
Future Vol, veh/h 18 114 137 8 17 40
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length 0 - - 0 0 0
Veh in Median Storage, # - 0 0 - 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 20 124 149 9 18 43

Major/Minor Major1 Major2 Minor2
Conflicting Flow All 158 0 - 0 313 149
Stage 1 - - - - 149 -
Stage 2 - - - - 164 -
Critical Hdwy 4.12 - - - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy 2.218 - - - 3.518 3.318
Pot Cap-1 Maneuver 1422 - - - 680 898
Stage 1 - - - - 879 -
Stage 2 - - - - 865 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 1422 - - - 670 898
Mov Cap-2 Maneuver - - - - 670 -
Stage 1 - - - - 867 -
Stage 2 - - - - 865 -

Approach EB WB SB
HCM Control Delay, s 1 0 9.6
HCM LOS A

Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 SBLn2
Capacity (veh/h) 1422 - - - 670 898
HCM Lane V/C Ratio 0.014 - - - 0.028 0.048
HCM Control Delay (s) 7.6 - - - 10.5 9.2
HCM Lane LOS A - - - B A
HCM 95th %tile Q(veh) 0 - - - 0.1 0.2

Synchro 11 Report
HCM 6th TWSC Build 2027
2: N Henry Blvd & Davis Rd AM Peak Hour

Intersection
Int Delay, s/veh 2.5
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 0 215 461 80 49 384
Future Vol, veh/h 0 215 461 80 49 384
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length - 0 - 0 0 -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 0 234 501 87 53 417

Major/Minor Minor1 Major1 Major2
Conflicting Flow All - 251 0 0 588 0
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - 6.94 - - 4.14 -
Critical Hdwy Stg 1 - - - - - -
Critical Hdwy Stg 2 - - - - - -
Follow-up Hdwy - 3.32 - - 2.22 -
Pot Cap-1 Maneuver 0 749 - - 983 -
Stage 1 0 - - - - -
Stage 2 0 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - 749 - - 983 -
Mov Cap-2 Maneuver - - - - - -
Stage 1 - - - - - -
Stage 2 - - - - - -

Approach WB NB SB
HCM Control Delay, s 12 0 1
HCM LOS B

Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 749 983 -
HCM Lane V/C Ratio - - 0.312 0.054 -
HCM Control Delay (s) - - 12 8.9 -
HCM Lane LOS - - B A -
HCM 95th %tile Q(veh) - - 1.3 0.2 -

Synchro 11 Report
HCM 6th TWSC Build 2027
1: Davis Road & Proposed Driveway PM Peak Hour

Intersection
Int Delay, s/veh 1.2
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 39 335 170 17 13 29
Future Vol, veh/h 39 335 170 17 13 29
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length 0 - - 0 0 0
Veh in Median Storage, # - 0 0 - 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 42 364 185 18 14 32

Major/Minor Major1 Major2 Minor2
Conflicting Flow All 203 0 - 0 633 185
Stage 1 - - - - 185 -
Stage 2 - - - - 448 -
Critical Hdwy 4.12 - - - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy 2.218 - - - 3.518 3.318
Pot Cap-1 Maneuver 1369 - - - 444 857
Stage 1 - - - - 847 -
Stage 2 - - - - 644 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 1369 - - - 430 857
Mov Cap-2 Maneuver - - - - 430 -
Stage 1 - - - - 821 -
Stage 2 - - - - 644 -

Approach EB WB SB
HCM Control Delay, s 0.8 0 10.7
HCM LOS B

Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 SBLn2
Capacity (veh/h) 1369 - - - 430 857
HCM Lane V/C Ratio 0.031 - - - 0.033 0.037
HCM Control Delay (s) 7.7 - - - 13.7 9.4
HCM Lane LOS A - - - B A
HCM 95th %tile Q(veh) 0.1 - - - 0.1 0.1

Synchro 11 Report
HCM 6th TWSC Build 2027
2: N Henry Blvd & Davis Rd PM Peak Hour

Intersection
Int Delay, s/veh 1.9
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 0 190 603 202 132 754
Future Vol, veh/h 0 190 603 202 132 754
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length - 0 - 0 0 -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 98 98 98 98 98 98
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 0 194 615 206 135 769

Major/Minor Minor1 Major1 Major2
Conflicting Flow All - 308 0 0 821 0
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - 6.94 - - 4.14 -
Critical Hdwy Stg 1 - - - - - -
Critical Hdwy Stg 2 - - - - - -
Follow-up Hdwy - 3.32 - - 2.22 -
Pot Cap-1 Maneuver 0 688 - - 804 -
Stage 1 0 - - - - -
Stage 2 0 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - 688 - - 804 -
Mov Cap-2 Maneuver - - - - - -
Stage 1 - - - - - -
Stage 2 - - - - - -

Approach WB NB SB
HCM Control Delay, s 12.3 0 1.5
HCM LOS B

Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 688 804 -
HCM Lane V/C Ratio - - 0.282 0.168 -
HCM Control Delay (s) - - 12.3 10.4 -
HCM Lane LOS - - B B -
HCM 95th %tile Q(veh) - - 1.2 0.6 -

Synchro 11 Report
Davis Road Townhomes - Traffic Impact Study

Appendix G
Henry County, GA

Overview

Legend
Parcels
Roads

1,180 ft

Parcel S05-01002000 Class A Owner O'BRIEN CAROLYN L S, ORDONEZ Land
$152,500
ID Acreage 27.635 Address R S, SMITH RALPH L & Value:
Last 2 Sales
Property 576 DAVIS RD CHARLES W Building
$160,100 Date Price Reason Qual
Address 112 MANN BLVD Value:
D OF
District County/UnIncorp STOCKBRIDGE GA 30281 Misc 10/8/2013 $0 U
$3,700 ASSNT
Value:
1/1/1973 $0 n/a U
Total
$316,300
Value:
Parcel lines depicted on the maps do not reflect a true and exact representation of property boundaries and should not be relied upon for said purpose. Property boundary lines are
depicted on recorded plats available at the Henry County Courthouse or can be determined by employing the services of a licensed surveyor.

Date created: 10/14/2022
Last Data Uploaded: 10/13/2022 10:47:33 PM
Developed by
Variance Application
City of Stockbridge, Georgia

THANK YOU FOR YOUR INTEREST IN THE CITY OF STOCKBRIDGE, GEORGIA. THIS
PACKET INCLUDES THE NECESSARY DOCUMENTS THAT ARE NEEDED FOR VARIANCE
APPLICATIONS TO BE HEARD BY THE CITY OF STOCKBRIDGE PLANNING COMMISSION.

PLEASE NOTE: ALL FEES ARE NON-REFUNDABLE. THERE ARE NO EXCEPTIONS.
ALL APPLICANTS ARE REQUIRED TO SCHEDULE AND ATTEND A PRE-APPLICATION
MEETING WITH THE CITY OF STOCKBRIDGE PLANNING AND ZONING DIVISION OF THE
COMMUNITY DEVELOPMENT DEPARTMENT. PLEASE CALL THE OFFICE AT (770) 389-7900
TO SCHEDULE AN APPOINTMENT.

NO PRE-APPLICATION MEETING WILL BE CONDUCTED WITHOUT AN APPOINTMENT.

SHOULD YOU NEED FURTHER ASSISTANCE, PLEASE FEEL FREE TO CONTACT THE
PLANNING AND ZONING DIVISION OFFICE BETWEEN 8:00 AM AND 5:00 PM,
MONDAY THROUGH FRIDAY,
AT (770) 389-7900.

MEETING LOCATIONS—ALL PLANNING COMMISSION MEETINGS WILL BE HELD
VIRTUALLY (BY ZOOM) UNTIL FURTHER NOTICE.

City of Stockbridge Community Development Department--4602 North Henry Blvd.; Stockbridge, GA 30281 770-389-7900
City of Stockbridge Planning and Zoning Division
Community Development Department

VARIANCE APPLICATION CHECKLIST

PLEASE COMPLETE THIS FORM WHEN ACCEPTING ALL VARIANCE APPLICATIONS.
ATTACH THE CHECKLIST TO THE APPLICATION AND SIGN.

ALL DOCUMENTS ARE REQUIRED IN ORDER TO ACCEPT APPLICATION.

REQUIRED COPIES PROCEDURE CHECK/INTIAL
ITEMS
Pre-Application 1 Must be obtained from a current planner, prior to submitting
Review Form your application. (by appointment only) 
(Meeting Notes)
Application 1 1. Signed and notarized by owner. Original signature
Form 2. In lieu of owner’s signature, applicant has signed and
notarized a copy of a “Contract”, “Power of Attorney” or
“Lease”
Applicant 1 Required for all property owners, applicants, and agents filed 
Disclosure with an application and must be notarized.
Form
Letter of 01 Letter stating that the owner is aware of the zoning request and 
Ownership owns the property in question.
Letter of Intent 1 Must clearly state the proposed use and development intent. 
Site Plans 1 Must show minimum details: Buildings, setbacks, buffers,
(24 x 36) road frontage, correct scale, north arrow, present zoning 
and classification, topographic information to show elevation and
( 11 x 17) 10 drainage, location and extent of required buffers, and the
proposed lot layout.
Survey Plat 1 Subject Property, prepared and sealed within the last five years
(8 ½ x 11) by a professional engineer, landscape architect, or land
Or surveyor who is registered in the State of Georgia. Said survey
(11 x 17) plat shall: 1) indicate the complete boundaries of the subject
property and all buildings and structures existing therein; 2) 
Include a notation as to whether or not any portion of the
subject property is within the boundaries of the 100-year
floodplain; and 3) include a notation as to the total acreage or
square footage of the subject property.
Letter from the 1 This letter must accompany the application at the time of
Henry County submittal. For properties that receive water and sewer
Water and service from the City of Stockbridge, please contact the 
Sewerage Stockbridge Public Works Department.
Authority
Form from the 1 This letter must accompany the application at the time of
Health submittal (Only needed if property is not on sewer). N/A
Department

City of Stockbridge Community Development Department--4602 North Henry Blvd.; Stockbridge, GA 30281 770-389-7900
Procedures

A pre-application meeting with one of the staff planners before submission of any application is required. A
scheduled appointment is required. (No opinions or guidance can be given over the phone). Staff will review the
request and discuss all necessary code requirements that affect the request. Staff may also need to consult other City
departments before accepting the application. The request will then be advertised in the Henry Daily Herald and a
sign will be posted at least 15 days prior to the scheduled public meeting date.

No application will be accepted unless all necessary documentation is complete and a pre-
application meeting has been held (there will be no exceptions.)
The City of Stockbridge Planning Commission meets on the 4th Thursday of each month (except for holidays) to hear
requests. Please contact the Planning and Zoning Office to obtain a copy of the schedule.

Notes

Contacts

City of Stockbridge Planning and Zoning Division City of Stockbridge Building Services
Community Development Department Municipal Court Building
4602 North Henry Boulevard 4602 North Henry Boulevard
Stockbridge, GA 30281 Stockbridge, GA 30281
tel. (770) 389-7900 tel. (678) 833-3314

City of Stockbridge Business Services Office City of Stockbridge Code Enforcement Office
Stockbridge City Hall Municipal Court Building
4640 North Henry Boulevard 4602 North Henry Boulevard
Stockbridge, GA 30281 Stockbridge, GA 30281
Tel. (678) 833-3302 tel. (678) 833-3321

City of Stockbridge Public Works Department ----------------------Water Department tel.: (770) 474-1232
Stockbridge Public Works Building Sewer Department tel.: (678) 833-3301
321 Taylor Drive
Stockbridge, GA 30281

Henry County Water and Sewer Authority Henry County Health Department
1695 Highway 20 West Environmental Health Section
McDonough, GA 30253 137 Henry Parkway
tel. (770) 957-6659 McDonough, GA 30253
tel. (770) 954-2078

Henry County Fire Department Henry County Police Department
664 Industrial Boulevard 100 Henry Parkway
McDonough, GA 30253 McDonough, GA 30253
tel. (770) 288-6600 tel. (770) 288-8200

Henry County Environmental Compliance Henry County Board of Education
And Plan Review 33 North Zach Hinton Parkway
140 Henry Parkway McDonough, GA 30253
McDonough, GA 30253 tel. (770) 957-6601
tel. (770) 288-6064

City of Stockbridge Community Development Department--4602 North Henry Blvd.; Stockbridge, GA 30281 770-389-7900
City of Stockbridge Plan nine and Zonine Diyi. ion
Variance Application
Name of Applicant FORESTAR(USA) REAL ESTATE GROUP I r Phone: 804-400-7926 Dale: 9/30/2022
Address Applicant: 3'.'l:10 Cut horla1 d Bl •d Suite 275 ·ax._ ______Pager/Ccll #________
City: Atlanta State: GA Zip: 30339 E-mail: JackBurkc@forcstar.com
Name: of gent Alex Brock - Smith, Gambrell & Ru ell, LLP Phone: 404-8 15- 60 Date: 9/30/2022
Address Agent: I 105 W . Peachtree St NE 11.1C_______ P11gcr/ ell 11·____ _ _ _

City: Atlanta 111te: GA Zip: 30309 EM1111til: jabrock@sgrlaw.com

THE APPLICANT N/\MED ABOVE/\ HIRMS THAT Ht: OR SHE IS TIii( OWNt:R, OR AGEN'f OF THE OWNEIC, OF THE l'ROPERT\'
DESCRIBED BELOW, AND IS REQUESTING A VAIUANCF'. FOR TIii': l'ROl't:RT'\".
The property will be POSTED with II City of
Variancets) being requeisted Stockbrid11e Plaani1111, ud 7..onilia Sien, The sian must
. .Re.du.c.e..f'rontYanLS.etback from 50 feet to 25 feet. 1·emain oa lhf s11bjnt properly for nu lus 1han lifl�en
days prior lo either l'lan11in1t Commiuioa or Clty
Cuun�ll meeling(s), The ftpplkAn1 or properly uwnrr
1hall not remon or alter the 1ian ror ADY re1111un••
Aek.nuwledl!t"'""'
Addr ess of Property: 576 Davis Road. Stockbridge. GA :10281

Nearest intersection to the pr pcrty: .....;;;c�st.3.;.;.tc;.;;.;;..s "-A'-v"""cn'"'"u"'"c'-&
;;..;..;;D;..;a v...c..is'-R
;;..; oa""d___________
,�..... A<ldr... l

Size ofTract: 27,635 an;.;.;d;.;9;.;l;....________. District(s): _12
acrc(s), Land Lot Number(s):.__;_70;;...;;;; ________

Prop I Number s):�·01002000 (Required)

Wnnen' Signature ...,.,.

U:'!ICQffige U5g Opb')

Total Amount Paid $.___Cash__Check #'____ Received by:, _____ (FEES ARE NON-REFUNDABLE)

Application checked by:. _______ Date: _____ _Map Number(s): ________ ________
Pre-application meeting:_______________ ____Date: ___________ _ _ _
Planning Commission Decision:

City Council Decision:-------------------------------------

Community Development Director' i, Signature:._____________Dat.c: ___ ___________

Cilv of Stockbrldqe Communltv Develoomenl Deoartment--4602 North Hemv Blvd.; Stockbridpe, GA 30281 770-38B-7800
1 of 4

Letter of Ownership

Carolyn Louise Smith O'Brien
3gftalm'&airilo Srookhridee GA 30ggt
sssbriens't @ydloo eorn

404-520-0981

505-01002000 (576 Davis Road)

I, affinn that I own the above-referenced tax parcel. I also
that I am aware of the rezon lng request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock
- Srnith, Cambrell & Russell, LLp)
related to the referenced property and consent to same.

I 4

CAROL I-OUISE SMITH O'B

Date

Sworn to and subscribed belbre me
tlris 30 day of September
_,2022

NOTARY I,tC
2 of 4

Letter of Ownership

Reba Srnith Ordonez
112 Mann Blvd,, Stockbridge, GA 30281
nr-mc@re&g,an.oom
678-794-1098

S05-01002000 (576 Davis Road)

I, _Reba S. Ordonez_, hereby affirm that I own the above-referenced tax parcel.
I also acknowledge that I am aware of the rezoning request filed by Forestar (USA)
Real Estate (iroup, lnc. (c/o J. Alexander Brock - Smith, Garnbrell & Russell,
LLP) related to the referenced property and consent to same,

R SMITH OR

| \\1a
-r'lr -
Date: rttl!1.Y.fr.r'*',

Sworn to and subscribed before rne
ipr;-*ob^"'fi
this 30
of September "2022 i4|;:zi-rfjli;

fil I

"'lRYiCi:--
NOTARY BLIC
3 of 4

I etter of Ownership

Jeremy Smith. As Executor of
The Estate of Ralph Lee Smith, Deceased
ADDRESS lUq Mo.."1no l;q f^"c A,lnrr 6n 36"5"
EMAIL SrnrFf loa.{ @ &lls,.*l ,nak
PHONE ba6 L1r;E 76q7

505-01002000 (576 Davis Road)

I, hereby affirm thrt I own the above-roferenced ax parcel. I also
acknow that I am aware of the rezoning request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock Smith, Gambrell & Russell, LLP)
related to the referenced property and consent to same.

JEREMY SMIT}I. AS EXECUTOROF
THE ESTATE OF MLPH LEE DECEASED

Date:

Sworn to and subscribed before nre
t (lt.
this 30 day of September 2022i :: I
a -.r

,,'t".."'",.:'-j
,-/r rF" I
,.tl*rt**."' I

NOTARY PUBLIC
4 of 4

Letter of Ownership

Charles Walter Smith
142 Short Street
Bastrop, TX 78602
ch arlesws nithl 9 47 @gma i l. com
eva @p s-international. com
s12-9244808 Cell
5t2-743-0737

S05-01002000 (576 Davis Road)

I, Charles W. Srnith, hereby affirm that I own the above-refersnced tax parcel. I also
acknowledge that I am aware of the rezoning request filed by Forestar (USA) Real
Estate Group, Inc. (c/o J. Alexander Brock Smith, Gambrell & Russell, LLP)
related to the referenced property and conselrt to same.

ARt,FS \VAI TER SMTTH

l)atc
---;;ir.ig.oti.,,
ttd sttL,:,,*:l- ,.{ r-.,.1)...., nt('
Su <"-'',,
llris ',l'.' itvttl
ir i, - .'201: #'{#'.id}
t .L {
t. .L_r.
.it -;tsguili
NO r.{l{\' [J I-,
_______________ Applicant Campaign Disclosure Form_______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member of the City o£8t5bkbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes NozZ

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

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

We certify that the foregoing information is true and correct, this 3^^ day of____ bo^
.4-/2. cf >_______
Applicant’s Name - Printed Signature of Appliclnt/Property Owrier/Agent

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

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

Citv of Stockbridoa Cammunitv Oevoloomenl DBoartmnnl-4a02 North Henrv Blvd.: Slockbrldoe GA 30281 77O-3B9.7S0O
__ ____ __________ Applicant Campaign Disclosure Form
(Must be completed by the applicant, the property owner, and the agent. Use as many terms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rozonittg,
uampiiign cuuiiibnuuii.s agi-iugmiHg $250 01 nunc, or made gifts haring in thu aggregnw a value in"$250 or more to u
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes_____ .No y/

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

Planning Commissioner and/or Dollar Amount of Description of Gift JR750 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

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

* Applicant means any individual or business entity (corporation, partnership, limited partnership, finn enterprise, franchise,
association, or trust) applying tin u rutoiiiug.

Citv of Stockbddon Communitv Dovnlonmont Dannrtrnont-<t6OR Not th Honrv Blvd.: Stockbrldae GA 3028t 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the piopcity outlet, and the agent. I,sc as many forms as m-i-dcd.)

lias the Applicant made, within two (2) years immediately preceding the filing of this application lor i rc/oiuna.
campaign contributions Aggregating $250 oi more, or made gifts having in the aggregate a value of S? 'O or more to a
member of the City pTStockbridgc Planning Commission or Stockbridge City Council who will consider the ipplic ition
Yes___ No 1/

It Yes, the applicant and lhe attorney representing the applicant must file the following information with the (. ily
of Stockbridge Planning and Zoning Division within ten (10) days after this application is firs' filed

Planning Commissioner and/or Dollar Amount of Description of Gift 5250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member_____

We certify that the foregoing information is true and correct, this "5 day of

Applicant’s Name - Printed

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

Citv of StocktuiiloR Crimnninitv Duvnlonnmnl Duoaiirunnt- <1602 Noith Hnnrv Blvd Slocklxidua OA 30'261 2/O-3H9 zooo
Applicant Campaign Disclosure Form______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rez.oning,
campaign contributions aggregating $250 or more, or made gills having in the aggregate a value of $250 or more to a
member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No X

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

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

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

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

Clfv of Stockhrldan Communitv Dnvolnoment DQoartmont-4602 North Honrv Blvd.: Stockbrldaa RA 30201 770-389-7900
______________ Applicant Campaign Disclosure Form______________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

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

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

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

We certify that the foregoing information is true and correct, this day of

Applicant’s Name - Printed Signature of Applicant/Property Owner/Agent

Dennis J. Webb, Jr, Smith, Gambrell & Russell, LLP.
Applicant’s Attorney, if applicable - Printed Signature of Applicant’s Attorney, if applicable

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

Citv of Stockbridoe Communitv Develooment Deoartment-4602 North Henrv Blvd.: Stockbridoe. GA 30281 770-389-7900
_________________ Applicant Campaign Disclosure Form_________________
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

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

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

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

We certify that the foregoing information is true and correct, this day of,

Applicant’s Name - Printed Signature of Applicant/Property Owner/Agent

Kathryn M. Zickert, Smith, Gambrell & Russell, LLP
Applicant’s Attorney, if applicable - Printed Signature of Applicant's Attorney, if applicable

Swom to and subscribed before me this
-*1$ day of •

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

Citv of Stockbridae Communitv Develooment Deoartment-4602 North Henrv Blvd.: Stockbridae GA 30281 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a rezoning,
campaign contributions aggregating $250 or more, or made gifts having in the aggregate a value of $250 or more to a
member ofthe City ofStockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes_No�

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

Planning Commiuioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Camnaism Contribution which was e:iven to Board Member

We certify that the foregoing information is true and correct, this____day of_________, ___

Applicanes Name -Printed Signature of Applicant/Property Owner/Agent

J. Alexander Brock, Smith, Gambrell & Russell, LLP
Applicant's Attorney, if applicable -Printed
/Qf?L
Signature of Applicant's Attorney, if applicable

Sworn to and subscribed before me this

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

Citv of Stockbrldae Communitv Develaament Oeoartment-4802 North Henrv Blvd.: Stackbridae. GA 30281 770-389-7900
Applicant Campaign Disclosure Form
(Must be completed by the applicant, the properfy olvner, and the agent. Use as many forms as needed.)

Has ths applicant made, within fwo (2) years immediately preceding the filing of this application lbr a rezoning,
campaign conhibutions aggregating $250 or nore, or made gifts having in the aggregate a value of $250 or more to a
membei rtf the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the application?
Yes No x
If XS!, the applicant and the attorney representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten ( l0) days after this application is first filed;

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

We certiff that the foregoing information is true and conect, this *. .-..*-- day ol'

Applicant's Name - Printed Signature of ApplicanVProperty Owner/

o licant's Attorney, app
Kirk Fjelstul
(Smith, Gambrell & Russell, LLP)
Swom to and subscribed before me this 14 day of %
trllllltlt

* Applicant means any inclivittual or business entily (corporation, partnership, limited partnership, firm enterprise, Ilanchise,
association, or frust) apptying for a rezoning,

Citv of Stockbridoe Communitv l)evelonment Deoartment--4602 North Henrv Bivd.: Stockbridoe GA 3028'1 770-389'7900
FIRST AMENDED
STATEMENT OF INTENT

and

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

of

FORESTAR (USA) REAL ESTATE GROUP, INC.

for

± 27.635Acres of Land
located in
Land Lots 70 and 91
12th District, Henry County

REZONE: RA (Henry County) to MFR
FLUMA: LD (Henry County) to HDR

Submitted for Applicant by:

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

SGR/41261788.2
I. INTRODUCTION

Forestar (USA) Real Estate Group, Inc. (“Applicant”) has filed applications to rezone ±

27.635 acres of land located in Land Lots 70 and 91, 12th District of Henry County (the “Subject

Property”) to allow a townhome development. The Subject Property was one of a large number

of properties that were annexed from unincorporated Henry County into the City of Stockbridge

per a November 8, 2022 public referendum that became effective on January 1st, 2023. The City

of Stockbridge, however, has not yet adopted zoning or the future land use map designations for

the newly annexed properties and the Subject Property remains unzoned with no land use

designation. 1 With this in mind, the Applicant files this request to (a) rezone the Subject

Property to the City of Stockbridge MFR (Multifamily Residential) zoning district; (b) amend

the Future Land Use Map to designate the Subject Property as HDR (High Density Residential)

under the City of Stockbridge’s Comprehensive Plan; and (c) a concurrent variance to the City of

Stockbridge Unified Development Code (“UDC”) to reduce the minimum front setbacks.

The Subject Property is currently developed with three single family detached homes and

several appurtenant structures (barns and sheds). The Applicant seeks to redevelop the property

for 170 townhome units at a density of ±6.15 units per acre along with amenities and associated

site improvements (“Proposed Development”). 2 The unit sizes and heights will meet the

requirements of the MFR district and all will be 3-bedroom units 3 with a mix of units with either

1-car or 2-car garages. 4 The garage parking will total 281 spaces, plus there will be an additional

281 driveway spaces and 92 surface parking spaces for guest parking for a total of 654 parking

The proposed rezoning map amendment is being considered as application rezoning case OZM-2022-01. The
proposed future land use map amendment is being considered as case FLUM-2022-01.
The Applicant originally proposed 235 units at a density of 8.5 units per acre. The Applicant has eliminated over
65 units to allow for more gust parking and open space.
The proposed units are typically a 3-bedroom unit, however the Applicant is not the end builder and the final
bedroom count may vary.
The Applicant is developing the property and the townhome structures will be built by a subsequent home builder.

SGR/41261788.2
spaces for the development. The Stockbridge UDC § 4.8.5 requires a minimum of 2.25 parking

spaces per 3-bedroom unit and the Proposed Development has 3.84 spaces per unit, which is 271

spaces above the requirement. It is the Applicant’s intent to provide ample parking within the

development to prevent issues associated with blocking street access.

The Proposed Development is also preserving approximately 7.9 acres, or 28.5% of the

overall property, as open space. The open space includes the preservation of natural vegetation

within the onsite stream buffer as well as a large nature trail area for the residents. Additionally,

the Proposed Development will contain amenities including a clubhouse, playground, dog park,

and walking trail, as well as ±5,600 square feet of landscaped public space.

The Subject Property is well situated for the proposed townhome development. The

surrounding area is developed with a compatible mix of residential types and zonings. The

Subject Property is bordered to the west by the Pine Hills Mobile Home Park, which is a

manufactured home community, shown on the City of Stockbridge’s draft zoning map as to be

zoned MHR (Mobile Home Residential). 5 To the east, the Subject Property borders residential

duplex lots long Sentry Oak Court, shown on Stockbridge’s draft zoning map to be zoned CCR

(City Center Residential) 6. Also to the east is a property shown on the draft zoning map to be

zoned RR (Rural Residential) 7 and contains a single family residence. To the north, the Subject

Property borders several properties zoned RA within unincorporated Henry County containing

single family residential homes. To the south, the Subject Property borders the right-of-way of

This property was previously zoned RMH (Mobile or manufactured home development district) unincorporated
Henry County prior to being annexed into the City of Stockbridge. Currently the property is unzoned, awaiting
adoption of the City’s proposed zoning map.
This property was previously zoned RD (Residential duplex district) within unincorporated Henry County prior to
being annexed into the City of Stockbridge. Currently the property is unzoned, awaiting adoption of the City’s
proposed zoning map.
This property was previously zoned RA within unincorporated Henry County prior to being annexed into the City
of Stockbridge. Currently the property is unzoned, awaiting adoption of the City’s proposed zoning map.

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Davis Road. Davis Road is classified as a minor arterial per the Henry County Road Functional

Classification Map. See the Henry County Imagine Henry 2040 Comprehensive Plan (“Comp

Plan”), pg 93. The Stockbridge UDC 2.4.4 notes that the MFR district is intended to have access

to a street that is classified as collector streets or higher, thus its location on Davis Road meets

the intent of the UDC. 8 The Proposed Development is also located less than one mile east of the

commercial node at North Henry Boulevard (GA Highway 42) and Stockbridge Road (GA

Highway 138). This is a significant commercial area with many uses that are supportive of the

nearby residential including restaurant, retail and grocery. The introduction of modern, attractive

townhomes will act to further boost this commercial node and potentially attract newer business

to the area.

The proposed townhomes also are aligned with recent residential development trends

within the City of Stockbridge. Between 2000 and 2016, the City of Stockbridge’s population

tripled along with a corresponding increase in residential development. In fact, approximately

53% of the City of Stockbridge’s housing has been developed since 2000 and much of that

development trending toward medium to high-density developments. See Shaping Stockbridge

Together for 2038: City of Stockbridge Comprehensive Plan, pg 18. The Proposed Development

is following these trends by adding a higher density townhome development into the City. In

addition, the proposed townhomes will add to the mix of housing options existing in the area.

Townhomes residences tend to attract younger professionals and empty nesters, demographics

that are not currently served by the surrounding mobile homes, duplexes or larger lot single

family residences. The Comp Plan recognizes the need for more diverse housing options to

attract younger professionals and millennials:

A minor arterial is a more intense (i.e, higher classified) roadway than a collector street.

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The dominant housing option is likely to remain single family development; however to
attract certain segments of the population, like young adults and millennial, other housing
options should be available. Currently there is a lack of townhouse and smaller multi-
family residential housing… Stockbridge could position itself to become a lifelong
community by opening the door to new residents who may be more interested in living
and working in Stockbridge without having to commit to a house immediately, as well as
empty-nesters looking to downsize.
See Comp Plan, pg. 18.

The city needs to encourage and maintain a mixture of housing options to accommodate
both traditional and non-traditional households and to attract young professionals.
See Comp Plan, p. 19.

The Proposed Development will be a fitting addition to the area filling a gap in housing options

and creating attractive housing for a variety of Stockbridge’s residents.

In addition to the rezoning, the Applicant is requesting an amendment to the City’s

Future Land Use Map to designate the Subject Property as High Density Residential land use. It

is important to note that the City of Stockbridge has not yet adopted its Future Land Use Map for

the annexed properties, however the previous Henry County land use designation was Medium

Density Residential (“Henry County MDR”). The Henry County MDR land use allows a

density up to 6 units per acre. The City of Stockbridge draft Future Land Use Map notes the

Subject Property as Low Density Residential, however this land use limits density to 2 units per

acre. 9 The only land use designation in the City of Stockbridge’s Comp Plan that allows a

density of 6 units per acre, similar to the previous Henry County MDR, is the High Density

Residential (“HDR”). The HDR land use is compatible with certain zoning categories, namely

MFR. 10 The Comp Plan notes the following intent for the HDR land use: “This designation is

intended primarily for residential land uses which include multi-story condominiums and

Refer to the City of Stockbridge Comprehensive Plan, pg. 44.
10
Refer to the City of Stockbridge Comprehensive Plan, pg. 45. Note that HDR allows the RM-3 zoning, which
was converted to MFR when the City of Stockbridge adopted its present Unified Development Code. MFR also
incorporates the former RM, RM-1, and RM-2 districts, which are compatible with the MDR land use. Refer to
the City of Stockbridge UDC Table 1.11. As a result, MFR is appropriate for either the MDR or HDR land use.

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planned town developments.” It is important to note that the HDR stated intent includes

residential land uses and is not limited to certain uses or expressly exclusive of townhomes.11

The HDR land use allows the MFR zoning, which in turn allows townhomes. Accordingly, the

HDR land use is a compatible with the Proposed Development. Additionally, the Big Oak

Villas, located approximately ¾ mile east of the Subject Property on Davis Road is an existing

townhome development within the HDR land use. The Big Oak Villas townhomes are developed

with a density of approximately 8 units per acre. Moreover, the Big Oak Villas are surrounded

by Medium Density Residential (“MDR”) and Low Density Residential (“LDR”) land uses,

similar to the Subject Property. The presence of a similarly situated HDR land use in the area,

points to the compatibility of the Applicant’s requested land use.

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

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

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

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

original Application, along with the other required materials.

II. HISTORY

To the Applicant’s knowledge, no rezoning applications have been filed concerning the

Subject Property.

11
The allowable uses within the HDR district is controlled by the underlying zoning district. The HDR allows
several zoning districts, including MFR. The MFR district allows several uses, including townhome residential.
Refer to Comp Plan, pg. 45 and UDC Table 3.1.

SGR/41261788.2
III. REZONING IMPACT ANALYSIS

A. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH
THE CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE
CITY’S COMPREHENSIVE PLAN.
Yes. As noted above, the Subject Property was recently annexed into the City of

Stockbridge from unincorporated Henry County. Concurrent with the rezoning, the Applicant

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

Development is consistent with this designation and will advance a number of policy goals

outlined in the City’s Comprehensive Plan, including:

• Providing a mixture of housing options to attract young professionals, millenials and

older residents looking to downsize;

• Reducing the impact of new development through the preservation of greenspace;

• Supporting increases in residential density in areas where community design

standards, environmental constraints and available infrastructure capacities can

satisfactorily accommodate the increased density; and

• Creating a "sense of place" for the community.

Shaping Stockbridge Together for 2038: City of Stockbridge Comprehensive Plan, pp. 37-39.

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

and nearby properties. The area is a mix of residential densities, including Henry County Low

Density Residential to the north, Henry County MDR (a density of up to 6 units per acre) to the

east 12, Henry County Low Density Residential to the west 13, and “Low Density Residential”

(City of Stockbridge) to the South.

12
This property is anticipated to be MDR on the City of Stockbridge’s draft Future Land Use Map.
13
This property is anticipated to be LDR on the City of Stockbridge’s draft Future Land Use Map

SGR/41261788.2
B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
As noted in the paragraphs above, the proposed townhome development will be a

compatible residential use with the exiting development in the area. In addition, it adds to the

diversity of housing stock in the city attracting a wide range of residents, including younger

professionals as noted in the Comp Plan.

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

Property’s current RA zoning limits development to single family residences and other limited

uses on minimum 1-acre sized lots. The existing homes on the property were built between

1940 and 1945 14 at a time when the area was much more rural and characterized by farmstead

tracts. Over the last eighty years, the larger lots have been slowly redeveloped for denser

developments such as the duplex and manufactured home subdivisions that currently surround

the Subject Property. The Applicant now seeks a rezoning to allow a townhome community that

is in line with the surrounding development trends.

D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property is in an area with a diverse range of housing types of varying

densities. The Proposed Development will add to the variety of housing options in the area to

attract different markets. There is another townhome development approximately ¾ mile to the

east on Davis Road, the Big Oak Villas, which contains a townhome development at a density of

14
Data on the existing homes was obtained from the Henry County Tax Assessor’s website at
https://qpublic.schneidercorp.com/Application.aspx?AppID=1035&LayerID=22139&PageTypeID=4&PageID=9
368&Q=230410227&KeyValue=S05-01002000 (last visited 10.01.2022)

SGR/41261788.2
±7.9 units per acre. In addition, the Subject Property is adjacent to complimentary future land use

designations, as noted on Henry County’s and the Stockbridge’s FLUM (“Low Density

Residential” Henry County (North and West); “Medium Density Residential” Henry County

(East) and “Low Density Residential” City of Stockbridge (South)).

E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The proposed townhomes will blend harmoniously with the surrounding developments. The

Applicant is preserving a significant amount of open space that will buffer the RA zoned

properties to the north. Additionally, the Applicant will be providing onsite amenities for the

residents as well as public open space.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED
IN THE COMPREHENSIVE PLAN.
Yes. The property is bordered to the east and west by residential developments with higher

densities than what is allowed under the Subject Property’s current RA zoning. Also, as noted in

the paragraphs above, the Proposed Development is in line with the nearby Big Oak Villas

townhome community, a property zoned MFR with a density of ±7.9 units per acre. It should be

noted that the Big Oak Villas were built in approximately 32 years ago, and there are no newer

options for townhome residences nearby. The proposed MFR zoning and High-Density

Residential land use will allow a townhome development that is compatible with the surrounding

development and will provide much needed options for housing.

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

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

SGR/41261788.2
development that diversifies the housing stock available and advances a number of goals

outlined in the City’s Comprehensive Plan. See, e.g., Comp Plan at pp. 37-39.

H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
The Applicant is proposing the installation of a sanitary sewer line to connect to the existing

sewer line in Shields Road The Applicant has requested sewer capacity and water availability

letters with this application to demonstrate that water and sewer are available and adequate to

serve the Subject Property, along with upgrades that the Applicant is willing to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
The Applicant submitted a traffic impact study with its original rezoning application,

however, that study anticipated the impacts of the originally requested 235 townhome units.

The Applicant is currently revising its traffic study for the 170 units now proposed. Regardless,

the Applicant’s previously submitted traffic impact study notes that there will be no change in

the level of service of the adjacent Davis Road and nearby intersections after the construction of

235 townhome units. 15 Since the Applicant has reduced 65 townhome units from the proposed

design (now a total of 170 units), the Proposed Development’s impacts on the surrounding

roadways is anticipated to be even less. Moreover, the Subject Property has quick access to

several major roadways. The Subject Property fronts Davis Road, which is classified as a minor

arterial roadway per the Henry County Roadway Functional Classification Map. The Subject

Property is also a short distance from N. Henry Boulevard (GA Highway 42) a minor arterial and

Stockbridge Road (GA Highway 138) a principal arterial, both of which are major roadways

intended for a high volume of traffic. Additionally, the Subject Property is approximately one

15
Refer to the Traffic Impact Analysis, by KCI Technologies, Inc., dated October 2022.

SGR/41261788.2
mile from Intrastate Highway 675 (I-675) which can provide quick access to regional

transportation. Because the Subject Property is located in proximity to a number of major

roadways, its impacts on traffic is anticipated to be minimal.

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

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

flooding, air quality, and water quality and quantity.

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

also J, above.

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

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

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

generate renewed interest in the area.

M. WHETHER THERE ARE SUBSTANTIAL REASONS WHY THE PROPERTY
CANNOT BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.
See Section C above.

10
SGR/41261788.2
N. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL
NEIGHBORHOODS SHALL CARRY GREATER WEIGHT THAN OTHER
FACTORS. WHERE PROPERTY FRONTS ON A MAJOR THOROUGHFARE
AND ALSO ADJOINS AN ESTABLISHED RESIDENTIAL NEIGHBORHOOD,
THE FACTOR OF PRESERVATION OF THE RESIDENTIAL AREA SHALL
CARRY GREATER WEIGHT.
The current proposal will have not have a negative impact on the integrity of adjacent and

nearby residential neighborhoods. The Applicant has taken careful consideration in the proposed

design and incorporated appropriate buffers and setbacks to minimize negative impacts, if any.

IV. CONCURRENT VARIANCE ANALYSIS

The Applicant is seeking one concurrent variance with its request to the following

requirement of the Stockbridge UDC:

A. Stockbridge Zoning Ordinance § 2.4.4 to reduce the minimum front yard
setback from 50-feet to 25-feet

The Subject Property has a long and narrow shapethat compresses any development

toward the center of the property. The narrowness compresses the individual townhome lots

resulting a shorter front yard setback than the 50-feet that the MRF district requires.

Additionally, the 50-foot setback is excessive and is much larger than what is typically required

for townhome developments. For example, Henry County’s RS (Residential Suburban) district,

which allows townhomes, requires a minimum 25-foot front yard setback. See Henry County

Code of Ordinances § 2.01.02.I. The strict enforcement of the 50-foot front yard setbackwould

result in the loss of a significant number of units, with little positive benefits. The 25-foot

setback is of sufficient length to allow a car to park in the driveway without blocking the

sidewalk. In addition, requiring a 50-foot front yard setback would result in a large front yard

that will require more maintenance. The large majority of townhome residents choose to live in

such a unit to avoid yard maintenance that is found in other types of residences. Requiring a 50-

11
SGR/41261788.2
foot front yard would eliminate one of the major attractions to owning a townhome as compared

to a single family detached residence.

Pursuant to the City of Stockbridge UDC § 10.1.2, the criteria for granting the variance

are met. First, there are extraordinary and exceptional conditions pertaining to the particular

piece of property in question because of its size, shape or topography that are not applicable to

other lands or structures in the same district. Second, a literal interpretation of the Stockbridge

UDC would deprive the Applicant of rights commonly enjoyed by other properties of the district

in which the property is located. Third, the grant of the variance will not confer any special

privileges upon the Applicant that are denied to other properties of the same district. Fourth, the

requested variance will be consistent with the purpose and intent of the UDC, will be compatible

with uses on neighboring properties, and will serve the public welfare. Fifth, the special

circumstances necessitating the variance are not the result of the actions of the Applicant. Sixth,

the variance requested is the minimum variance that will make possible the legal use of the land,

building or structure. Finally, the variances will not permit a use of land, buildings, or structures

that are not permitted by right in the proposed zoning district.

V. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

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

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

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

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

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

Paragraph 1 of the Constitution of the State of Georgia; and Article I, Section II, Paragraph 3 of

12
SGR/41261788.2
the Constitution of the State of Georgia, 1983. Furthermore, the current zoning violates the due

process clause and equal protection clauses of the Fifth and Fourteenth Amendments to the

Constitution of the United States of America.

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

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

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

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

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

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

Georgia.

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

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

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

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

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

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

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

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

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

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

VI. CONCLUSION

For the foregoing reasons, the Applicant respectfully requests that the Rezoning, Future

Land Use Map Amendment, and Concurrent Variance Applications at issue be approved. The

13
SGR/41261788.2
Applicant also invites and welcomes any comments from Staff or other officials of the City of

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

approval.

This 20th day of February, 2023.

Respectfully submitted,

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

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

14
SGR/41261788.2
DocuSign
Authentisign ID: Envelope ID: 2E6FCCAA-6B2B-4D58-B91C-230C62EE284A
5040D809-D632-ED11-AE83-14CB655B2CA7

EXHIBIT A

LEGAL DESCRIPTION
DocuSign
Authentisign ID: Envelope ID: 2E6FCCAA-6B2B-4D58-B91C-230C62EE284A
5040D809-D632-ED11-AE83-14CB655B2CA7

29626693.1
SGR/37140068.3
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EXISTING UTILITIES BEFORE COMMENCING
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FOR ANY AND ALL DAMAGES WHICH MIGHT BE
OCCASIONED BY THE CONTRACTOR'S FAILURE TO
EXACTLY LOCATE AND PRESERVE ANY AND ALL
SS UNDERGROUND UTILITIES.
NOTICE:
CONSTRUCTION SITE SAFETY IS THE SOLE
RESPONSIBILITY OF THE
CONTRACTOR
; NEITHER
THE OWNER NOR THE ENGINEER SHALL BE

SENTRY OAK CT
EXPECTED TO ASSUME ANY RESPONSIBILITY FOR
SAFETY OF THE WORK, OF PERSONS ENGAGED IN
THE WORK, OF ANY NEARBY STRUCTURES, OR OF
ANY OTHER PERSONS.
SS COPYRIGHTC 2023ATWELL LLC NO
REPRODUCTION SHALL BE MADE WITHOUT THE
PRIOR WRITTEN CONSENT OF ATWELL LLC
PR
OP 24 HOUR
OS EMERGENCY CONTACT
FO ####
ED SS
CE
SE
WE
S RC
FO S
EM
ZONING: CCR AIN

ZONING: RR
OPEN SPACE SS

47.2' CES
CY A
E R GEN
EM SS 10
40 39 38 37 36 35 32
34 33 31 30 29 28 25 24 23

AD
41 27 26 22 21 20 19 11 10 9
TE 47 45 44 43 42 18 17 16 15 14 13 12 ID
RE AIL 54 53 52 51 50 49 48 46
NC G TR
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75 SS SS SS SS SS
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PUBLIC
70 76
OPEN
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82 94 100
CLUBHOUSE 88 4

PA OPEN 55 60
65 71 77 95 SPACE MAIL KIOSK
AP SPACE
83 89 101

ZONING: RR
61 29' (TYP) 3
56 72
66 78 96
84 90 102 2
62
R 57 73 79
FFE
67 85 97 103
91
BU 58 63
68
25' (TYP) 74 80
M 86 92 98 104 106 110
EA
108 112
64
R 59
' ST
69 75 81
87 99 105
93 107
75 109 111 113

STORM WATER
29' (TYP)
DOG
25' (TYP)
MANAGEMENT PARK
AREA

HENRY COUNTY, GEORGIA
25' ZONING BUFFER

170 169 168 167 166 165 164 163 162 161 160 159 158 157 156 155 154 153
OPEN SPACE

12TH DISTRICT
152 151 150 149 148 147 146 145 144 143

LAND LOT 91
142 141 140 139 138 137 136 135 134 133 132 131 130 129 128 127 126 125 124 123 122 121 120 119 118 117 116 115 114

ZONING: RR 38.2'
36.1'
OPEN SPACE

SITE AREA
ZONING: MHR TOTAL PROPERTY AREA: 27.635± AC

ZONING CLASSIFICATION
JURISDICTION: CITY OF STOCKBRIDGE
ADJACENT ZONING: MHR, RR, CCR
PROPOSED ZONING: MFR (MULTI-FAMILY)
HIGH DENSITY RES. LAND USE

DEVELOPMENT PROPOSAL

DAVIS ROAD TOWNHOMES
PROPOSED DENSITY 170 UNITS (6.15 UNITS/AC)

REZONING PLAN
111 - 24'W X 50'D (65.3%)
59 - 20'W X 50'D (34.7%)

FORESTAR
PARKING PROVIDED 654 SPACES (3.84 SPACES / UNIT)

SITE IS NOT LOCATED WITHIN
281 TOTAL GARAGE SPACES
373 DRIVEWAY + SURFACE SPACES

PROTECTIVE WATERSHED DISTRICT. PARKING BREAKDOWN 222 GARAGE SPACES (24'W X 50'D)
59 GARAGE SPACES (20'W X 50'D)
222 DRIVEWAY SPACES (24'W X 50'D)
(PER HCWA WATERSHED PROTECTION AREAS MAP AVAILABLE 59 DRIVEWAY SPACES (20'W X 50'D)
ON HCWA WATERSHED PROCECTION ORDINANCE WEBSITE.) 92 SURFACE SPACES

FRONT SETBACK (PER CODE) 50'
FRONT SETBACK (REQUESTED) 25' (50' ALONG DAVIS ROAD) (VARIANCE)
SIDE SETBACK (PER CODE) 15'
REAR SETBACK (PER CODE) 20'
MIN. BUILDING SEPARATION 20'
ZONING BUFFER 25' (RR AND SR)
DATE
MAX. LOT COVERAGE 50% (13.81 AC) 10-03-2022
PROPOSED LOT COVERAGE 47.6% (13.16 AC)
189,700 SF (4.47 AC) - ROOFTOPS
149,758 SF (3.43 AC) - PROPOSED ROADWAYS
53,206 SF (1.22 AC) - SIDEWALKS AND TRAILS
111,448 SF (2.73 AC) - DRIVEWAYS AND PATIOS
SITE LOCATION MAP 48,000 SF (1.10 AC) - STORMWATER POND
N.T.S. 9,550 SF (0.21 AC) - PLAYGROUND
*** NOTE: ABOVE QUANTITIES ARE ESTIMATES ONLY***

MIN. OPEN SPACE REQUIRED 15% (4.14 AC)
ALLOWABLE OPEN SPACE PER CODE A MINIMUM OF FIVE (5) PERCENT OF THE TOTAL LAND
AREA SHALL BE DEVOTED TO OPEN SPACE. THE
REQUIRED OPEN SPACE SHALL NOT BE COUNTED
TOWARD REQUIRED LANDSCAPING, REQUIRED BUFFERS,
REVISIONS
STORMWATER MANAGEMENT FACILITIES OR REQUIRED
PUBLIC SPACE.

PROVIDED OPEN SPACE 28.5% (7.9 AC)

CONCEPT DAVIS10
OPEN SPACE DOES NOT INCLUDE ZONING BUFFERS,
STORMWATER POND, OR STREAM BUFFERS.
SITE PROVIDED AMENITIES CLUBHOUSE AND MAIL KIOSK
PLAYGROUND
DOG PARK
WALKING TRAIL

MIN. PUBLIC OPEN SPACE 3,744 SF (1% FLOOR AREA)
ASSUMED TOTAL FLOOR AREA =374,400 SF

CAD FILE:
PROVIDED PUBLIC OPEN SPACE 5,600 SF
INFRASTRUCTURE 50' R/W
28' PAVEMENT
5' SIDEWALK (BOTH SIDES OF STREET)
SEWER CALCULATIONS 0 50' 100'
170 TOWNHOME UNITS x 300 GPD/UNIT = 51,000 GPD
* CALCULATIONS PER HCWA STANDARD AND SPECIFICATIONS, DEC 2018
SCALE: 1"=100'

NOT ISSUED FOR CONSTRUCTION
NOTES DRAWN BY: SSW
CHECKED BY: RD
1. BASE INFORMATION PROVIDED BY HENRY COUNTY GIS DEPARTMENT.
2. PROPOSED DRIVEWAY IS 3 LANE (2 OUT/1 IN) PROJECT MANAGER: DRG
3. VARIANCE REQUIRED FOR FRONT SETBACK. JOB #: ####
4. LIFT STATION REQUIRED FOR SEWER.
5. ONE 50' ROW DEDICATION/EASEMENT SHALL BE PROVIDED TO THE WESTERN BOUNDARY OF THE FILE CODE: ####
SITE. LOCATION AND DETAILS TO BE PROVIDED ON CONSTRUCTION DOCUMENTS.

RZP1
SHEET NO.

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Brecca Carter, Community Development Director
R. Ryan Anderson, Chief Planner

DATE: April 27, 2023

SUBJECT: Staff Report for Variance Case #RZ-2022-03 for Property at
576 Davis Road (Parcel #S05-01002000)

I. PURPOSE
Consider a Variance application (#VR-2022-03) by Forestar (USA) Real Estate Group,
Inc. (represented by Smith, Gambrell and Russell, LLP) for property at 576 Davis Road
to allow for the development of a townhome community having 235 units, with total project
buildout by Year 2027. The purpose of the variance request is to allow for the reduction
in the front yard setbacks from the required minimum of 50 feet to 25 feet. The applicant
also simultaneously submitted three other applications to the City of Stockbridge, as are
listed below.
• An Annexation Application (Case #AX-2022-03)—The applicant later withdrew this
application, via a withdrawal letter dated November 16, 2022, after the subject
property was annexed into the City as a result of the passage of the Stockbridge
Annexation Referendum during the November 8, 2022 Citywide election.
• A Comprehensive Plan Amendment Application (Case #CP-2022-06) —The
applicant requests that the subject property be assigned the future land use
designation of High-Density Residential.
• A Rezoning Application (Case #RZ-2022-07) —The applicant requests that the
subject property be assigned the zoning district of ‘MFR’ (Multiple Family
Residential).

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

AERIAL PHOTOGRAPH

Subject Property:
Parcel #:S05-01002000

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

II. CASE FACTS

Proposed Development: Townhome community with 170 units.
Site Address: 576 Davis Road.
Parcel Identification: S05-01002000.
Parcel Acreage: 27.635 acres.
Land District and Land Lot: District 12, Land Lot 91.
Council District: 4.
Applicant: Forestar (USA) Real Estate Group, Inc., represented
by Smith, Gambrell & Russell, LLP.
Owner: Four owners—Jeremy Smith, Reba S. Oronez,
Carolyn S. O’Brien, and Charles W. Smith.
Surrounding Zoning: ‘MHR’ (Mobile Home Residential) to the west and
south, ‘CCR’ (City Center Residential) and ‘RR’ (Rural
Residential) to the east, and ‘SR’ (Suburban
Residential) to the southeast.
Property Location: Located on the north side of Davis Road, adjacent to
Estates Avenue (a private street) and Sunrise
Avenue to the west, one block west of Shields Road
and Sentry Oaks Court.
Property Conditions: Long, narrow lot which slopes significantly downward
to the north, dropping some 70 feet, where an
“apparent stream” and adjacent buffers are located.
Current Use: Three single-family residences and a detached barn
and shed.
Surrounding Land Uses: ~ North--Single-family detached homes along Valley
Hill Road.
~ South--Stockbridge Estates mobile home park.
~ East-- Single-family detached homes along Davis
Road, a duplex subdivision along Sentry Oaks
Court, and a combination attached & detached
single-family subdivision on Davis Road, about a
mile east of the subject property.
~ West--Pine Hills Estates mobile home park along
Sunrise Avenue
~ Southwest—Major commercial node containing
Walmart, three shopping centers, and surrounding
retail uses.
Road Classification Davis Road is classified as a “major collector”,
according to the Henry County 2022 Transportation
Plan Update.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

CITY OF STOCKBRIDGE 2023 ZONING MAP

The subject property is located to the east of Estate Avenue
in the map below.
Legend:
Main Road – Davis Road
Pale Yellow—RR (Rural Residential)
Gold—SR (Suburban Residential)
Rust--CCR (City Center Residential)
Orange—MHR (Mobile Home Residential)
Brown--MFR (Multiple Family Residential)
Light Pink – C-1 (Neighborhood Commercial)
Medium Pink – C-2 (General Commercial)
Red—C-3 General Commercial)
Teal—PUD (Planned Unit Development)

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP

KEY:
Yellow—Low-Density Residential
Beige—Medium-Density Residential
Orange—High-Density Residential
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Blue—Office-Institutional
Gray—Light Industrial

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

BOUNDARY SURVEY

Subject Property:
Parcel #S015-01002000

III. PROPOSED DEVELOPMENT

A. Project Size. The applicant proposes to build a 170-unit townhome development at a
density of 6.15 units per acre on 27.635 acres of land at 576 Davis Road. The applicant
originally proposed to build 235 units at a density of 8.5 units per acre, but now has revised
its application by eliminating 65 units to allow for more guest parking and open space. All
170 units are anticipated to be three-bedroom units, although the applicant stated that since
the applicant is not the end builder, the final bedroom count may vary. Of the total 170 units,
111 would be larger units with two-car garages, having dimensions of 24”W X 50’D, and 59
would be smaller units with single-car garages, having dimensions of 20’W X 50’D. In
City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

comparison, the original plan with 235 units would have included 123 larger units and 112
smaller units.

The applicant submitted a black-and-white conceptual site plan, entitled “Davis Road
Townhomes; Henry County, Georgia; “Rezoning Plan”, which was prepared by Atwell
Group of Marietta, Georgia on March 15, 2023, along with a companion undated colored
version. Details of the proposed development are shown in a table on the site plan. Both
site plans were received by the Community Development Department on March 16, 2023.

B. Setbacks. The MFR district requires the following setbacks: 50 feet in the front yard,
15 feet in the side yards, and 20 feet in the rear yard. The applicant is requesting to deviate
from the required front yard setback by reducing it from 50 feet to 25 feet. This request is
the subject of the applicant’s variance application. The site plan would, though, meet the
side and rear yard setback requirements; although originally, the applicant had also
requested a variance to reduce the side yards from 15 feet to 10 feet.

C. Lot Coverage and Open Space. The proposed development would have a lot coverage
of 47.6+/- percent, which is slightly less than the allowable maximum of 50 percent within
the requested MFR (Multiple Family Residential) district. The applicant considers the lot
coverage to consist of rooftops, roadways, sidewalks, trails, driveways, patios, a
stormwater pond, and a playground.

Open space would comprise 7.9+/- acres, or 28.5+/- percent of the proposed development
site, which is considerably more than the 15 percent that is required. Originally, the
applicant proposed to deviate significantly from the maximum allowable lot coverage of 50
percent by having 75 percent, which was the subject of a variance request, although the
open space requirement of 15 percent still would have been met. The open space areas
would include the preservation of natural vegetation within the onsite stream buffer,
5,600+/--square-foot of landscaped public space, and several amenities, including a
playground, a dog park, and a walking trail.

D. Site Plan Design and Parking. The Conceptual Site Plan which was received on March
16, 2023 shows that the proposed project would have its main entrance off Davis Road,
where an emergency access would also be provided. A small “public open space” area
would be located near the project entrance, and it would contain the mail kiosk and a
circular sidewalk. Parking for the mail kiosk would be provided by 90-degree parking spaces
along the street, which would be somewhat wider in this area to accommodate the parking
for the mail kiosk.

The driveway entrance would lead to an internal looped street, which would circle to the
rear of the property and feature five cross streets. Its pavement would be 28 feet wide, and
5-foot-wide sidewalks would be installed on both sides of all streets. Townhome buildings
would be located along both sides of the loop, as well as in the center of the site. They
would each contain four to eight townhome units. Trees would be planted in the front and
rear yards of all townhome buildings.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

At the rear of the property, the street loop would expand to include parking spaces for the
adjacent clubhouse. A dog park and a playground would be located on either side of the
clubhouse, and an open space area with an 8-foot-wide walking trail would be provided to
the rear of the clubhouse. A stormwater pond would be installed at the back of the property,
near an “apparent stream” and its adjacent stream buffers, where the natural vegetation
would be preserved.

A total of 662 parking spaces would be provided, including 281 total garage spaces and
381 driveway + surface spaces. This would be 279 more total parking spaces than the 383
spaces which are required for 170 three-bedroom townhomes (at 2.25 spaces per unit).
The applicant’s stated intent is “to provide ample parking within the development to prevent
issues associated with blocking street access.”

E. Traffic Impact Study. A summary of the applicant’s revised Traffic Impact Study from
March 2023 is provided in the Staff Report for the companion rezoning case, RZ-2022-07.
The Study found that by the proposed development’s buildout in 2027, acceptable levels
of traffic operations would occur at the intersection of the development’s driveway with
Davis Road, and at the intersection of Davis Road and Highway 42/North Henry Boulevard.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023

CONCEPTUAL SITE PLAN—BLACK AND WHITE

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
10

CONCEPTUAL SITE PLAN—COLORED

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
11

CONCEPTUAL SITE PLAN—ENLARGEMENTS

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
12

SITE DATA FROM CONCEPTUAL SITE PLAN

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
13

CONCEPTUAL RENDERINGS (Examples of Townhome Designs)

Smaller Townhome Units with One-Car Garages

Larger Townhome Units with Two-Car Garages

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
14

IV. ANALYSIS OF REQUEST

The applicant has submitted a Variance application (Case #VR-2022-03) to request a
variance for the development of the proposed townhome community at 576 Davis Road.
The purpose of the variance request is to reduce the front yard setback within the site
from the required minimum of 50 feet to 25 feet.

Section 101.2 of the Stockbridge Unified Development Code (UDC) states that a variance
may be granted only upon a finding by the Mayor and City Council that all of seven listed
conditions (i.e., criteria) are met. An analysis of each variance request is made in the
sections below relative to the required eight UDC criteria.

ANALYSIS OF U.D.C. CRITERIA:

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

The physical characteristics of other MFR districts throughout the City are not known at
this time, nor are they relevant. The subject property is long and narrow, plus its
topography slopes downward by some 70 feet from Davis Road to the rear. The
applicant’s site plan also shows the presence of an “apparent stream” and adjacent
buffers at the rear of the property. These factors represent considerable limitations toward
the developability of the property in general, as well as the developer’s ability to create a
reasonable site plan with townhome lots that are of similar size to ones that are found in
other townhome developments.

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

The applicant may be deprived of the ability to develop a townhome community with lots
that are of similar sizes to those which are found in other MFR districts.

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

Granting the requested variance would not confer any special privileges upon the property
owner. Further, the denial of the variance would force the developer to unfairly comply
with the same standards in developing the site, even though the physical characteristics
of the property would make it very difficult to do so, thus cause creating an unnecessary
hardship for the developer.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
15

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

The requested variance would be consistent with the purpose and intent of the Unified
Development Code by encouraging the most appropriate use of land and buildings on the
subject property. Further, the granting of the variance would allow the development of
property in a mostly residential area which has had little development activity in recent
years, and the proposed townhome community would be compatible with the other
existing residential uses in the area.

Criterion ‘E’. The extraordinary circumstances are not the result of actions of the
applicant.

The physical conditions of the subject property were not created by the applicant, yet they
are limiting the applicant’s ability to develop the property into a reasonable use.

Criterion ‘F’. The variance is the minimum relief that will allow the legal use of the
land, building or structure.

Although the subject property could still be developed with townhomes under MFR
without the granting of the requested front yard setback variance, the developer would be
significantly constrained in designing a site plan which would allow the construction of a
sufficient number of units to be economically feasible.

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

Townhomes are a permitted use within the proposed MFR district.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
16

M.F.R. DISTRICT STANDARDS FROM THE U.D.C. (Page 33)

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
17

V. STAFF CONCLUSIONS

As a result of the foregoing analysis, the Planning and Zoning Staff has found that the
subject property’s long, narrow shape, coupled with the sloping topography and stream
area presence at the rear of the property, limit the developer’s ability to develop the
property. Thus, without the requested variance, although the applicant would not be
deprived of building a townhome community on the subject property, the physical
conditions of the property and the proposed site plan design would most likely prevent
the developer from building a sufficient number of units to be economically feasible.
Thus, for this reason, as well as the aforementioned compatibilities of the proposed
development with the City’s land use, zoning, and housing policies, the requested
variance is reasonable and should be granted. However, it should only be granted if the
applicant’s companion Comprehensive Plan Amendment case (CP-2022-06) and the
companion rezoning case (RZ-2022-07) are simultaneously approved.

VI. STAFF RECOMMENDATIONS
This Staff Report has demonstrated that the requested variance for a reduction in the
front yard setbacks from the required 50 feet to 25 feet to allow for the proposed
townhome development on the subject property is reasonable and should be granted.
The Planning and Zoning Staff therefore recommends APPROVAL WITH CONDITIONS
for this case, subject to the approval of the applicant’s two companion cases, as follows:

1. Comprehensive Plan Amendment Case #CP-2022-06—Assign the future land use
designation High-Density Residential to the subject property.

2. Rezoning Case #RZ-2022-07 – Assign the zoning district of ‘MFR’ (Multiple Family
Residential) to the subject property.

3. Site Plan – The proposed townhome development shall be constructed according to
the design which is shown on the applicant’s submitted black-and-white conceptual
site plan, entitled “Davis Road Townhomes; Henry County, Georgia; “Rezoning Plan”,
which was prepared by Atwell Group of Marietta, Georgia on March 15, 2023; as well
as its companion undated colored conceptual site plan, both of which were received by
the City on March 16, 2023.

City of Stockbridge, GA Community Dev. Dept. / RZ-2022-07 Staff Report / April 27, 2023
APPARENT SEWER MH
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Call before you dig.
THE LOCATIONS OF EXISTING UNDERGROUND
UTILITIES ARE SHOWN IN AN APPROXIMATE
WAY ONLY AND HAVE NOT BEEN
INDEPENDENTLY VERIFIED BY THE OWNER OR ITS
REPRESENTATIVE. THE CONTRACTOR SHALL
DETERMINE THE EXACT LOCATION OF ALL
EXISTING UTILITIES BEFORE COMMENCING
SS WORK, AND AGREES TO BE FULLY RESPONSIBLE
FOR ANY AND ALL DAMAGES WHICH MIGHT BE
OCCASIONED BY THE CONTRACTOR'S FAILURE TO
EXACTLY LOCATE AND PRESERVE ANY AND ALL
UNDERGROUND UTILITIES.
NOTICE:

SENTRY OAK CT CONSTRUCTION SITE SAFETY IS THE SOLE
RESPONSIBILITY OF THE
CONTRACTOR
; NEITHER
THE OWNER NOR THE ENGINEER SHALL BE
SS EXPECTED TO ASSUME ANY RESPONSIBILITY FOR
SAFETY OF THE WORK, OF PERSONS ENGAGED IN
THE WORK, OF ANY NEARBY STRUCTURES, OR OF
ANY OTHER PERSONS.
PR COPYRIGHTC 2023ATWELL LLC NO
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PRIOR WRITTEN CONSENT OF ATWELL LLC
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ZONING: CCR ZONING: RR
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ZONING: RR
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OPEN SPACE 25' ZONING BUFFER
47.2' ESS
CY ACC
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ID
VIS
10
40 39 38 37 36 35 34 33 32 31 30 29 28 25 24 23

25' ZONING BUFFER
42 41 27 26 22 21 20 19 18 11 10 9
ETE L 48 47 46 45 44 43 17 16 15 14 13 12
CR TRAI 54 53 52 51 50 49
LIFT A
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ST
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PUBLIC
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82 88 94 100
CLUBHOUSE 60 4
R OPEN 55
OPEN
PA
65 71 77

ZONING: RR
83 89 95 101 MAIL KIOSK
AP
SPACE 56 61
66
29' (TYP) 72 78
84 90 96 102
SPACE
57 62
67 73 79
85 91 97 103
PROPOSED
58 63
68
25' (TYP) 74 80
86 92 98 106
1 RIGHT TURN
R 59 64
69 75 81
104 108 110 112
LANE + LEFT
FFE
99
87 93 105 107 109 111 113 TURN LANE
BU
29' (TYP)
EA
25' (TYP)
DOG
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STORM WATER
MANAGEMENT
25' ZONING BUFFER AREA

HENRY COUNTY, GEORGIA
170 169 168 167 166 165 164 163 162 161 160 159 158 157 156 155 154 153 152 151
OPEN SPACE
150 149 148 147 146 145 144 143 142 141 140 139 138 137 136 135 134 133 132 131 130 129 128 127 126 125 124 123 122 121 120 119 118 117 116 115 114

LAND LOT 91 12TH DISTRICT
38.2'
ZONING: RR 36.1'
OPEN SPACE
ZONING: RR
SITE AREA
TOTAL PROPERTY AREA: 27.635± AC
ZONING: MHR
ZONING CLASSIFICATION
JURISDICTION: CITY OF STOCKBRIDGE
ADJACENT ZONING: MHR, RR, CCR
PROPOSED ZONING: MFR (MULTI-FAMILY)
HIGH DENSITY RES. LAND USE

DEVELOPMENT PROPOSAL
PROPOSED DENSITY 170 UNITS (6.15 UNITS/AC)

DAVIS ROAD TOWNHOMES
111 - 24'W X 50'D (65.3%)
59 - 20'W X 50'D (34.7%)

REZONING PLAN
PARKING PROVIDED 662 SPACES (3.89 SPACES / UNIT)
281 TOTAL GARAGE SPACES
381 DRIVEWAY + SURFACE SPACES

FORESTAR
PARKING BREAKDOWN 222 GARAGE SPACES (24'W X 50'D)
SITE IS NOT LOCATED WITHIN 59 GARAGE SPACES (20'W X 50'D)
222 DRIVEWAY SPACES (24'W X 50'D)
PROTECTIVE WATERSHED DISTRICT. 59 DRIVEWAY SPACES (20'W X 50'D)
100 SURFACE SPACES

(PER HCWA WATERSHED PROTECTION AREAS MAP AVAILABLE FRONT SETBACK (PER CODE) 50'
ON HCWA WATERSHED PROCECTION ORDINANCE WEBSITE.) FRONT SETBACK (REQUESTED) 25' (50' ALONG DAVIS ROAD) (VARIANCE)
SIDE SETBACK (PER CODE) 15'
REAR SETBACK (PER CODE) 20'
MIN. BUILDING SEPARATION 20'
ZONING BUFFER 25' (RR AND SR)

MAX. LOT COVERAGE 50% (13.81 AC)
PROPOSED LOT COVERAGE 47.6% (13.16 AC)
189,700 SF (4.47 AC) - ROOFTOPS
149,758 SF (3.43 AC) - PROPOSED ROADWAYS DATE
53,206 SF (1.22 AC) - SIDEWALKS AND TRAILS 03-15-2023
111,448 SF (2.73 AC) - DRIVEWAYS AND PATIOS
48,000 SF (1.10 AC) - STORMWATER POND
9,550 SF (0.21 AC) - PLAYGROUND
*** NOTE: ABOVE QUANTITIES ARE ESTIMATES ONLY***
SITE LOCATION MAP MIN. OPEN SPACE REQUIRED 15% (4.14 AC)
N.T.S. ALLOWABLE OPEN SPACE PER CODE A MINIMUM OF FIVE (5) PERCENT OF THE TOTAL LAND
AREA SHALL BE DEVOTED TO OPEN SPACE. THE
REQUIRED OPEN SPACE SHALL NOT BE COUNTED
TOWARD REQUIRED LANDSCAPING, REQUIRED BUFFERS,
STORMWATER MANAGEMENT FACILITIES OR REQUIRED
PUBLIC SPACE.

PROVIDED OPEN SPACE 28.5% (7.9 AC) REVISIONS
OPEN SPACE DOES NOT INCLUDE ZONING BUFFERS,
STORMWATER POND, OR STREAM BUFFERS.
PROVIDED AMENITIES CLUBHOUSE AND MAIL KIOSK

CONCEPT DAVIS11
PLAYGROUND
DOG PARK
SITE WALKING TRAIL

MIN. PUBLIC OPEN SPACE 3,744 SF (1% FLOOR AREA)
ASSUMED TOTAL FLOOR AREA =374,400 SF
PROVIDED PUBLIC OPEN SPACE 5,600 SF
INFRASTRUCTURE 50' R/W
28' PAVEMENT

CAD FILE:
5' SIDEWALK (BOTH SIDES OF STREET)
SEWER CALCULATIONS
170 TOWNHOME UNITS x 300 GPD/UNIT = 51,000 GPD
* CALCULATIONS PER HCWA STANDARD AND SPECIFICATIONS, DEC 2018

0 50' 100'
NOTES
BOUNDARY NOTES

NOT ISSUED FOR CONSTRUCTION
SCALE: 1"=100'
1. BASE INFORMATION PROVIDED BY HENRY COUNTY GIS DEPARTMENT.
2. PROPOSED DRIVEWAY IS 3 LANE (2 OUT/1 IN) DRAWN BY: SSW
1. BOUNDARY PER SURVEY BY R.M. BOYD & ASSOCIATES
3. VARIANCE REQUIRED FOR FRONT SETBACK.
SURVEYING & ENGINEERING, INC., DATED 04/13/2006. 4. LIFT STATION REQUIRED FOR SEWER. CHECKED BY: RD
2. BOUNDARY PER HENRY COUNTY GIS. 5. ONE 50' ROW DEDICATION/EASEMENT SHALL BE PROVIDED TO THE WESTERN BOUNDARY OF THE PROJECT MANAGER: DRG
SITE. LOCATION AND DETAILS TO BE PROVIDED ON CONSTRUCTION DOCUMENTS.
3. ALL IMPROVEMENTS AND SITE DIMENSIONAL DATA 6. 8' CONCRETE WALKING TRAIL IS CONCEPTUAL. FINAL LOCATION WILL BE DETERMINED DURING THE JOB #: ####
ARE BASED ON THE BOUNDARY SURVEY BY R.M. BOYD ENGINEERING PHASE.
FILE CODE: ####
& ASSOCIATES. 7. PROPOSED DRIVEWAY LOCATION AND RIGHT TURN/LEFT TURN LANES ARE CONCEPTUAL. FINAL
LOCATION WILL BE DETERMINED DURING THE ENGINEERING PHASE. SHEET NO.
8. ALL LANDSCAPING PROPOSED WILL FOLLOW ALL CITY CODE REQUIREMENTS. RZP1
FIRST AMENDED
STATEMENT OF INTENT

and

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

of

FORESTAR (USA) REAL ESTATE GROUP, INC.

for

± 27.635Acres of Land
located in
Land Lots 70 and 91
12th District, Henry County

REZONE: RA (Henry County) to MFR
FLUMA: LD (Henry County) to HDR

Submitted for Applicant by:

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

SGR/41261788.2
I. INTRODUCTION

Forestar (USA) Real Estate Group, Inc. (“Applicant”) has filed applications to rezone ±

27.635 acres of land located in Land Lots 70 and 91, 12th District of Henry County (the “Subject

Property”) to allow a townhome development. The Subject Property was one of a large number

of properties that were annexed from unincorporated Henry County into the City of Stockbridge

per a November 8, 2022 public referendum that became effective on January 1st, 2023. The City

of Stockbridge, however, has not yet adopted zoning or the future land use map designations for

the newly annexed properties and the Subject Property remains unzoned with no land use

designation. 1 With this in mind, the Applicant files this request to (a) rezone the Subject

Property to the City of Stockbridge MFR (Multifamily Residential) zoning district; (b) amend

the Future Land Use Map to designate the Subject Property as HDR (High Density Residential)

under the City of Stockbridge’s Comprehensive Plan; and (c) a concurrent variance to the City of

Stockbridge Unified Development Code (“UDC”) to reduce the minimum front setbacks.

The Subject Property is currently developed with three single family detached homes and

several appurtenant structures (barns and sheds). The Applicant seeks to redevelop the property

for 170 townhome units at a density of ±6.15 units per acre along with amenities and associated

site improvements (“Proposed Development”). 2 The unit sizes and heights will meet the

requirements of the MFR district and all will be 3-bedroom units 3 with a mix of units with either

1-car or 2-car garages. 4 The garage parking will total 281 spaces, plus there will be an additional

281 driveway spaces and 92 surface parking spaces for guest parking for a total of 654 parking

The proposed rezoning map amendment is being considered as application rezoning case OZM-2022-01. The
proposed future land use map amendment is being considered as case FLUM-2022-01.
The Applicant originally proposed 235 units at a density of 8.5 units per acre. The Applicant has eliminated over
65 units to allow for more gust parking and open space.
The proposed units are typically a 3-bedroom unit, however the Applicant is not the end builder and the final
bedroom count may vary.
The Applicant is developing the property and the townhome structures will be built by a subsequent home builder.

SGR/41261788.2
spaces for the development. The Stockbridge UDC § 4.8.5 requires a minimum of 2.25 parking

spaces per 3-bedroom unit and the Proposed Development has 3.84 spaces per unit, which is 271

spaces above the requirement. It is the Applicant’s intent to provide ample parking within the

development to prevent issues associated with blocking street access.

The Proposed Development is also preserving approximately 7.9 acres, or 28.5% of the

overall property, as open space. The open space includes the preservation of natural vegetation

within the onsite stream buffer as well as a large nature trail area for the residents. Additionally,

the Proposed Development will contain amenities including a clubhouse, playground, dog park,

and walking trail, as well as ±5,600 square feet of landscaped public space.

The Subject Property is well situated for the proposed townhome development. The

surrounding area is developed with a compatible mix of residential types and zonings. The

Subject Property is bordered to the west by the Pine Hills Mobile Home Park, which is a

manufactured home community, shown on the City of Stockbridge’s draft zoning map as to be

zoned MHR (Mobile Home Residential). 5 To the east, the Subject Property borders residential

duplex lots long Sentry Oak Court, shown on Stockbridge’s draft zoning map to be zoned CCR

(City Center Residential) 6. Also to the east is a property shown on the draft zoning map to be

zoned RR (Rural Residential) 7 and contains a single family residence. To the north, the Subject

Property borders several properties zoned RA within unincorporated Henry County containing

single family residential homes. To the south, the Subject Property borders the right-of-way of

This property was previously zoned RMH (Mobile or manufactured home development district) unincorporated
Henry County prior to being annexed into the City of Stockbridge. Currently the property is unzoned, awaiting
adoption of the City’s proposed zoning map.
This property was previously zoned RD (Residential duplex district) within unincorporated Henry County prior to
being annexed into the City of Stockbridge. Currently the property is unzoned, awaiting adoption of the City’s
proposed zoning map.
This property was previously zoned RA within unincorporated Henry County prior to being annexed into the City
of Stockbridge. Currently the property is unzoned, awaiting adoption of the City’s proposed zoning map.

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Davis Road. Davis Road is classified as a minor arterial per the Henry County Road Functional

Classification Map. See the Henry County Imagine Henry 2040 Comprehensive Plan (“Comp

Plan”), pg 93. The Stockbridge UDC 2.4.4 notes that the MFR district is intended to have access

to a street that is classified as collector streets or higher, thus its location on Davis Road meets

the intent of the UDC. 8 The Proposed Development is also located less than one mile east of the

commercial node at North Henry Boulevard (GA Highway 42) and Stockbridge Road (GA

Highway 138). This is a significant commercial area with many uses that are supportive of the

nearby residential including restaurant, retail and grocery. The introduction of modern, attractive

townhomes will act to further boost this commercial node and potentially attract newer business

to the area.

The proposed townhomes also are aligned with recent residential development trends

within the City of Stockbridge. Between 2000 and 2016, the City of Stockbridge’s population

tripled along with a corresponding increase in residential development. In fact, approximately

53% of the City of Stockbridge’s housing has been developed since 2000 and much of that

development trending toward medium to high-density developments. See Shaping Stockbridge

Together for 2038: City of Stockbridge Comprehensive Plan, pg 18. The Proposed Development

is following these trends by adding a higher density townhome development into the City. In

addition, the proposed townhomes will add to the mix of housing options existing in the area.

Townhomes residences tend to attract younger professionals and empty nesters, demographics

that are not currently served by the surrounding mobile homes, duplexes or larger lot single

family residences. The Comp Plan recognizes the need for more diverse housing options to

attract younger professionals and millennials:

A minor arterial is a more intense (i.e, higher classified) roadway than a collector street.

SGR/41261788.2
The dominant housing option is likely to remain single family development; however to
attract certain segments of the population, like young adults and millennial, other housing
options should be available. Currently there is a lack of townhouse and smaller multi-
family residential housing… Stockbridge could position itself to become a lifelong
community by opening the door to new residents who may be more interested in living
and working in Stockbridge without having to commit to a house immediately, as well as
empty-nesters looking to downsize.
See Comp Plan, pg. 18.

The city needs to encourage and maintain a mixture of housing options to accommodate
both traditional and non-traditional households and to attract young professionals.
See Comp Plan, p. 19.

The Proposed Development will be a fitting addition to the area filling a gap in housing options

and creating attractive housing for a variety of Stockbridge’s residents.

In addition to the rezoning, the Applicant is requesting an amendment to the City’s

Future Land Use Map to designate the Subject Property as High Density Residential land use. It

is important to note that the City of Stockbridge has not yet adopted its Future Land Use Map for

the annexed properties, however the previous Henry County land use designation was Medium

Density Residential (“Henry County MDR”). The Henry County MDR land use allows a

density up to 6 units per acre. The City of Stockbridge draft Future Land Use Map notes the

Subject Property as Low Density Residential, however this land use limits density to 2 units per

acre. 9 The only land use designation in the City of Stockbridge’s Comp Plan that allows a

density of 6 units per acre, similar to the previous Henry County MDR, is the High Density

Residential (“HDR”). The HDR land use is compatible with certain zoning categories, namely

MFR. 10 The Comp Plan notes the following intent for the HDR land use: “This designation is

intended primarily for residential land uses which include multi-story condominiums and

Refer to the City of Stockbridge Comprehensive Plan, pg. 44.
10
Refer to the City of Stockbridge Comprehensive Plan, pg. 45. Note that HDR allows the RM-3 zoning, which
was converted to MFR when the City of Stockbridge adopted its present Unified Development Code. MFR also
incorporates the former RM, RM-1, and RM-2 districts, which are compatible with the MDR land use. Refer to
the City of Stockbridge UDC Table 1.11. As a result, MFR is appropriate for either the MDR or HDR land use.

SGR/41261788.2
planned town developments.” It is important to note that the HDR stated intent includes

residential land uses and is not limited to certain uses or expressly exclusive of townhomes.11

The HDR land use allows the MFR zoning, which in turn allows townhomes. Accordingly, the

HDR land use is a compatible with the Proposed Development. Additionally, the Big Oak

Villas, located approximately ¾ mile east of the Subject Property on Davis Road is an existing

townhome development within the HDR land use. The Big Oak Villas townhomes are developed

with a density of approximately 8 units per acre. Moreover, the Big Oak Villas are surrounded

by Medium Density Residential (“MDR”) and Low Density Residential (“LDR”) land uses,

similar to the Subject Property. The presence of a similarly situated HDR land use in the area,

points to the compatibility of the Applicant’s requested land use.

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

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

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

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

original Application, along with the other required materials.

II. HISTORY

To the Applicant’s knowledge, no rezoning applications have been filed concerning the

Subject Property.

11
The allowable uses within the HDR district is controlled by the underlying zoning district. The HDR allows
several zoning districts, including MFR. The MFR district allows several uses, including townhome residential.
Refer to Comp Plan, pg. 45 and UDC Table 3.1.

SGR/41261788.2
III. REZONING IMPACT ANALYSIS

A. WHETHER THE PROPOSAL IS CONSISTENT AND/OR COMPATIBLE WITH
THE CITY’S PLANS, GOALS AND OBJECTIVES REFLECTED IN THE
CITY’S COMPREHENSIVE PLAN.
Yes. As noted above, the Subject Property was recently annexed into the City of

Stockbridge from unincorporated Henry County. Concurrent with the rezoning, the Applicant

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

Development is consistent with this designation and will advance a number of policy goals

outlined in the City’s Comprehensive Plan, including:

• Providing a mixture of housing options to attract young professionals, millenials and

older residents looking to downsize;

• Reducing the impact of new development through the preservation of greenspace;

• Supporting increases in residential density in areas where community design

standards, environmental constraints and available infrastructure capacities can

satisfactorily accommodate the increased density; and

• Creating a "sense of place" for the community.

Shaping Stockbridge Together for 2038: City of Stockbridge Comprehensive Plan, pp. 37-39.

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

and nearby properties. The area is a mix of residential densities, including Henry County Low

Density Residential to the north, Henry County MDR (a density of up to 6 units per acre) to the

east 12, Henry County Low Density Residential to the west 13, and “Low Density Residential”

(City of Stockbridge) to the South.

12
This property is anticipated to be MDR on the City of Stockbridge’s draft Future Land Use Map.
13
This property is anticipated to be LDR on the City of Stockbridge’s draft Future Land Use Map

SGR/41261788.2
B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
As noted in the paragraphs above, the proposed townhome development will be a

compatible residential use with the exiting development in the area. In addition, it adds to the

diversity of housing stock in the city attracting a wide range of residents, including younger

professionals as noted in the Comp Plan.

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

Property’s current RA zoning limits development to single family residences and other limited

uses on minimum 1-acre sized lots. The existing homes on the property were built between

1940 and 1945 14 at a time when the area was much more rural and characterized by farmstead

tracts. Over the last eighty years, the larger lots have been slowly redeveloped for denser

developments such as the duplex and manufactured home subdivisions that currently surround

the Subject Property. The Applicant now seeks a rezoning to allow a townhome community that

is in line with the surrounding development trends.

D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property is in an area with a diverse range of housing types of varying

densities. The Proposed Development will add to the variety of housing options in the area to

attract different markets. There is another townhome development approximately ¾ mile to the

east on Davis Road, the Big Oak Villas, which contains a townhome development at a density of

14
Data on the existing homes was obtained from the Henry County Tax Assessor’s website at
https://qpublic.schneidercorp.com/Application.aspx?AppID=1035&LayerID=22139&PageTypeID=4&PageID=9
368&Q=230410227&KeyValue=S05-01002000 (last visited 10.01.2022)

SGR/41261788.2
±7.9 units per acre. In addition, the Subject Property is adjacent to complimentary future land use

designations, as noted on Henry County’s and the Stockbridge’s FLUM (“Low Density

Residential” Henry County (North and West); “Medium Density Residential” Henry County

(East) and “Low Density Residential” City of Stockbridge (South)).

E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The proposed townhomes will blend harmoniously with the surrounding developments. The

Applicant is preserving a significant amount of open space that will buffer the RA zoned

properties to the north. Additionally, the Applicant will be providing onsite amenities for the

residents as well as public open space.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED
IN THE COMPREHENSIVE PLAN.
Yes. The property is bordered to the east and west by residential developments with higher

densities than what is allowed under the Subject Property’s current RA zoning. Also, as noted in

the paragraphs above, the Proposed Development is in line with the nearby Big Oak Villas

townhome community, a property zoned MFR with a density of ±7.9 units per acre. It should be

noted that the Big Oak Villas were built in approximately 32 years ago, and there are no newer

options for townhome residences nearby. The proposed MFR zoning and High-Density

Residential land use will allow a townhome development that is compatible with the surrounding

development and will provide much needed options for housing.

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

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

SGR/41261788.2
development that diversifies the housing stock available and advances a number of goals

outlined in the City’s Comprehensive Plan. See, e.g., Comp Plan at pp. 37-39.

H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
The Applicant is proposing the installation of a sanitary sewer line to connect to the existing

sewer line in Shields Road The Applicant has requested sewer capacity and water availability

letters with this application to demonstrate that water and sewer are available and adequate to

serve the Subject Property, along with upgrades that the Applicant is willing to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
The Applicant submitted a traffic impact study with its original rezoning application,

however, that study anticipated the impacts of the originally requested 235 townhome units.

The Applicant is currently revising its traffic study for the 170 units now proposed. Regardless,

the Applicant’s previously submitted traffic impact study notes that there will be no change in

the level of service of the adjacent Davis Road and nearby intersections after the construction of

235 townhome units. 15 Since the Applicant has reduced 65 townhome units from the proposed

design (now a total of 170 units), the Proposed Development’s impacts on the surrounding

roadways is anticipated to be even less. Moreover, the Subject Property has quick access to

several major roadways. The Subject Property fronts Davis Road, which is classified as a minor

arterial roadway per the Henry County Roadway Functional Classification Map. The Subject

Property is also a short distance from N. Henry Boulevard (GA Highway 42) a minor arterial and

Stockbridge Road (GA Highway 138) a principal arterial, both of which are major roadways

intended for a high volume of traffic. Additionally, the Subject Property is approximately one

15
Refer to the Traffic Impact Analysis, by KCI Technologies, Inc., dated October 2022.

SGR/41261788.2
mile from Intrastate Highway 675 (I-675) which can provide quick access to regional

transportation. Because the Subject Property is located in proximity to a number of major

roadways, its impacts on traffic is anticipated to be minimal.

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

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

flooding, air quality, and water quality and quantity.

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

also J, above.

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

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

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

generate renewed interest in the area.

M. WHETHER THERE ARE SUBSTANTIAL REASONS WHY THE PROPERTY
CANNOT BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.
See Section C above.

10
SGR/41261788.2
N. PRESERVATION OF THE INTEGRITY OF RESIDENTIAL
NEIGHBORHOODS SHALL CARRY GREATER WEIGHT THAN OTHER
FACTORS. WHERE PROPERTY FRONTS ON A MAJOR THOROUGHFARE
AND ALSO ADJOINS AN ESTABLISHED RESIDENTIAL NEIGHBORHOOD,
THE FACTOR OF PRESERVATION OF THE RESIDENTIAL AREA SHALL
CARRY GREATER WEIGHT.
The current proposal will have not have a negative impact on the integrity of adjacent and

nearby residential neighborhoods. The Applicant has taken careful consideration in the proposed

design and incorporated appropriate buffers and setbacks to minimize negative impacts, if any.

IV. CONCURRENT VARIANCE ANALYSIS

The Applicant is seeking one concurrent variance with its request to the following

requirement of the Stockbridge UDC:

A. Stockbridge Zoning Ordinance § 2.4.4 to reduce the minimum front yard
setback from 50-feet to 25-feet

The Subject Property has a long and narrow shapethat compresses any development

toward the center of the property. The narrowness compresses the individual townhome lots

resulting a shorter front yard setback than the 50-feet that the MRF district requires.

Additionally, the 50-foot setback is excessive and is much larger than what is typically required

for townhome developments. For example, Henry County’s RS (Residential Suburban) district,

which allows townhomes, requires a minimum 25-foot front yard setback. See Henry County

Code of Ordinances § 2.01.02.I. The strict enforcement of the 50-foot front yard setbackwould

result in the loss of a significant number of units, with little positive benefits. The 25-foot

setback is of sufficient length to allow a car to park in the driveway without blocking the

sidewalk. In addition, requiring a 50-foot front yard setback would result in a large front yard

that will require more maintenance. The large majority of townhome residents choose to live in

such a unit to avoid yard maintenance that is found in other types of residences. Requiring a 50-

11
SGR/41261788.2
foot front yard would eliminate one of the major attractions to owning a townhome as compared

to a single family detached residence.

Pursuant to the City of Stockbridge UDC § 10.1.2, the criteria for granting the variance

are met. First, there are extraordinary and exceptional conditions pertaining to the particular

piece of property in question because of its size, shape or topography that are not applicable to

other lands or structures in the same district. Second, a literal interpretation of the Stockbridge

UDC would deprive the Applicant of rights commonly enjoyed by other properties of the district

in which the property is located. Third, the grant of the variance will not confer any special

privileges upon the Applicant that are denied to other properties of the same district. Fourth, the

requested variance will be consistent with the purpose and intent of the UDC, will be compatible

with uses on neighboring properties, and will serve the public welfare. Fifth, the special

circumstances necessitating the variance are not the result of the actions of the Applicant. Sixth,

the variance requested is the minimum variance that will make possible the legal use of the land,

building or structure. Finally, the variances will not permit a use of land, buildings, or structures

that are not permitted by right in the proposed zoning district.

V. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

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

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

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

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

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

Paragraph 1 of the Constitution of the State of Georgia; and Article I, Section II, Paragraph 3 of

12
SGR/41261788.2
the Constitution of the State of Georgia, 1983. Furthermore, the current zoning violates the due

process clause and equal protection clauses of the Fifth and Fourteenth Amendments to the

Constitution of the United States of America.

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

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

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

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

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

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

Georgia.

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

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

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

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

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

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

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

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

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

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

VI. CONCLUSION

For the foregoing reasons, the Applicant respectfully requests that the Rezoning, Future

Land Use Map Amendment, and Concurrent Variance Applications at issue be approved. The

13
SGR/41261788.2
Applicant also invites and welcomes any comments from Staff or other officials of the City of

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

approval.

This 20th day of February, 2023.

Respectfully submitted,

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

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

14
SGR/41261788.2
Council Consideration
to approve Liability
Insurance Policy
Economic
Development
Incentives Policy
CITY OF STOCKBRIDGE

Economic Development Department
130 M.L.K. Senior Heritage Trail
Stockbridge, GA 30281
City of Stockbridge
Economic Development Incentives Policy

1. General Purpose
The purpose of this Economic Development Incentives Policy or the ““Policy”” is to outline
the policies, processes, and review procedures for major economic development incentives
offered by the City of Stockbridge. This “Policy” authorizes the Economic Development
Department to offer incentives, subject to the approval of the City Council, when
appropriate, to eligible Projects that will enhance the City’s competitiveness, increase tax
revenues, diversity the economic base, support business attraction, encourage mixed-use
developments, and contribute to downtown and community revitalization.

2. Economic Development Priorities
The financial incentives set forth in this “Policy” are intended to further advance the
following economic development priorities of the City of Stockbridge:

a) Enhance the City's Competitiveness in the Metro Atlanta Region
b) Increase Tax Revenues
c) Diversify the City’s Economic Base
d) Support Small Business Growth & Retention
e) Recruit Companies in Targeted Key Industries
f) Create High-Wage/High-Value Jobs
g) Contribute to Downtown and Community Revitalization
h) Encourage Mixed-Use Developments
i) Promote Tourist Attraction
j) Increase Private Investment in Critical Infrastructure

In addition to the above priorities, the City is committed to implementing the key planning
recommendations and economic development strategies from the 2012 Livable Centers
Initiative (LCI Study), the 2018 Renaissance Strategic Vision & Plan (RSVP Plan), the
Downtown Master Plan, and the Economic Development Strategic Plan.

3. Application for Incentives
The City of Stockbridge will only consider request for economic development incentives
through a formal submittal process. An eligible applicant shall submit a written application
to the Economic Development Department only after a pre-application meeting. To be
considered, a formal application for incentives must at a minimum provide the following
information:

a) Project narrative indicating how the incentive request meets the economic
development and “Policy” priorities of the City of Stockbridge;
b) Statement highlighting the direct and indirect economic impacts of the proposed
Project on the City of Stockbridge;
c) Amount of applicant’s investment in the Project;
d) Type and amount of incentive requested;
e) Discussion showing that the Project would not happen or meet the economic
development priorities of the City of Stockbridge “but for” the incentive;
f) Detailed business plan or Project pro forma;
g) Documentation showing that the applicant and/or Project team has the required
experience and financial capability to implement the Project.

The City of Stockbridge reserves the right to request additional information as needed;
furthermore, the submittal of a complete application does not guarantee the granting of
any economic development incentives.

4. Application Review & Awards
The City of Stockbridge will only consider applications on a case-by-case basis and all
economic development incentives shall be subject to the final approval of the City Council.
To ensure the good stewardship of City resources, the Economic Development Department
will thoroughly evaluate and score each application and its economic impact based on the
following key metrics. An application’s final score will determine its applicable “Tier”, the
maximum level or amount of incentives, and the terms of the incentives that the City of
Stockbridge may award to the Project.

The City of Stockbridge, in its sole and absolute discretion, may decide to award up to five
(5) bonus points to a Project that exceeds the minimum requirements established in this
“Policy”. Additionally, the City of Stockbridge, in its sole and absolute discretion, may
deviate from the key metrics below when deciding on the maximum level or amount and
the terms of the incentives. The total economic development incentives awarded to a
Project shall not exceed $10,000,000 over a ten-year period.

A. Key Metrics

Economic Development Priorities Points
Between 1-3 ED Priorities 5
Between 4-6 ED Priorities 10
Between 7-9 ED Priorities 15
All 10 ED Priorities 20
+ LCI Study or RSVP Plan (Bonus) +5

Capital Investment Points
< $4,999,999 5
$5,000,000-$9,999,999 10
$10,000,000-$24,999,999 15
$25,000,000-$49,999,999 20
$50,000,000 and Above 25

Number of New Jobs Points
1-10 5
11-20 10
21-30 15
31-50 20
51 and Above 25

Average Weekly Wage (GA DOL) Points
Less than Henry County Average 5
Henry County Average 10
Greater than Henry County < State Average 15
State Average 20
Above State Average 25

B. Incentive Matrix

Tier I Tier II Tier III Tier IV
Min. Score 40 60 80 90

C. Approval Process

Pre-Application Incentive Application
Economic Development
Meeting with the Submitted to the
Staff Reviews and
Economic Development Economic Development
Evaluates Application
Dept. Dept.

Economic Development Incentive Application
City Manager Considers
Staff Makes Presented to City
and Reviews Staff
Recommendation to Council for Final
Recommendation
the City Manager Approval

Incentive
Implementation

5. Available City Incentives
To further enhance the overall quality of life in the City, the following economic
development incentives may be awarded, when appropriate, to qualified Projects that
advance the “Policy” priorities of the City of Stockbridge:

A. Tax Abatement

The City of Stockbridge may provide a property tax abatement to Projects that will have a
transformational impact on a specific area. Tax abatement incentives will only be funded
on reimbursement basis and are subject to the following:

• Maximum of 90% reimbursement of the City of Stockbridge’s portion of the
property’s taxable assessed value;
• Tax abatement will be provided for a maximum of ten (10) years.

B. Tax Increment Financing

The TIF incentive will provide a tax increment credit to Projects that increase the taxable
assessed value of the property (as determined by the Henry County Tax Commissioner).
TIF incentives will only be available to Projects that will have a catalytic impact on the
Redevelopment Area and surrounding properties as determined by the City of Stockbridge.
TIF credits will only be funded on reimbursement basis and are subject to the following:

• Maximum of 90% reimbursement of the increment revenues attributable to the
property’s taxable assessed value being in excess of the base value;
• TIF credits will be provided for a maximum of ten (10) years.

C. Permit & Impact Fee Waivers

The City of Stockbridge may waive building permit fees for a qualified Project associated
with new construction, business relocation/expansion, historic preservation, and tenant
finishes based on the applicable Tier. Additionally, a Project that meets the criteria defined
in this “Policy” may be exempt from certain impact fees assessed pursuant to the applicable
Tier and the City of Stockbridge Impact Fee Schedule.

D. Business License & Occupational Tax Waivers

The City of Stockbridge may waive applicable business licenses and occupational taxes
assessed pursuant to the Code of Ordinances up to a maximum of $25,000 on an annual
basis for Projects that meet the established criteria listed above. This waiver may be for up
to five (5) years depending upon the applicable Tier.

E. Water & Sewer Rebates

The City of Stockbridge may provide water and sewer rebates pursuant to the most recent
Utility and Sewer Rate Schedule and based on the applicable Tier. Water and sewer rebates
will only be funded on a reimbursement basis and will be provided for a maximum of five
(5) years.

F. Job Creation Incentive

The City of Stockbridge may provide a job incentive up to a maximum of $2,000 per job
(not to exceed $100,000 per Project) for a Project that creates/relocates a minimum of five
(5) new high-wage/high-value jobs in key industries (supply chain and advanced
manufacturing, creative industries, technology, life sciences and healthcare, and cleantech)
in the city pursuant to the applicable Tier. To be eligible, the company must pay at or above
100% of the Henry County Weekly Average Wage (as determined by the Georgia
Department of Labor). An additional $500 per job is available to a Project that
creates/relocates jobs in the downtown area.

G. Downtown Revolving Loan Fund (DRLF)

The City of Stockbridge may apply for a Downtown Revolving Loan Fund (DRLF) through
the Georgia Department of Community Affairs (DCA) on behalf of a viable Project in the
downtown area up to a maximum of $250,000 pursuant to the applicable Tier. Loans from
the Downtown Revolving Loan Fund may be used for real estate acquisition, development,
redevelopment, and new construction; rehabilitation of public and private infrastructure
and facilities; purchase of equipment.

H. Tier Table (Maximum Incentives)

Incentives Tier I Tier II Tier III Tier IV
(negotiable)
Tax Abatement 30-50% of Tax 50-70% of Tax 70-80% of Tax 80-90% of Tax
Revenues Revenues Revenues Revenues
TIF Credits 30-50% of New 50-70% of New 70-80% of New 80-90% of New
Tax Revenues Tax Revenues Tax Revenues Tax Revenues
Permit & Impact Up to 20% Up to 30% Up to 40% Up to 50%
Fees Reduction Reduction Reduction Reduction
Bus. Lic. & Occ. Up to $10,000 Up to $15,000 Up to $20,000 Up to $25,000
Tax Waivers
Water & Sewer Up to 20% Up to 30% Up to 40% Up to 50%
Rebates Reduction Reduction Reduction Reduction
Job Incentives Up to $750 per Up to $1,000 Up to $1,500 Up to $2,000
Job per Job per Job per Job
DRLF Funds N/A N/A N/A N/A

I. Tier Table (Maximum Terms)

Incentives Tier I Tier II Tier III Tier IV
(negotiable)
Tax Abatement Up to 5 years Up to 7 years Up to 8 years Up to 10 years
TIF Credits Up to 5 years Up to 7 years Up to 8 years Up to 10 years
Permit & Impact One-time One-time One-time One-time
Fees
Bus. Lic. & Occ. Up to 2 years Up to 3 years Up to 4 years Up to 5 years
Tax Waivers
Water & Sewer Up to 2 years Up to 3 years Up to 4 years Up to 5 years
Rebates
Job Incentives Up to 1 year Up to 2 years Up to 3 years Up to 3 years
DRLF N/A N/A N/A N/A

6. Performance
All economic development incentives awarded to a Project shall include specific
performance measures and specific recapture provisions in the incentive agreement
intended to protect the City’s financial resources. The City of Stockbridge reserves the right
to request an annual evaluation report and/or audit a Project to ensure compliance with
the written agreement. If a Project fails to satisfy the terms of the incentive agreement, the
City of Stockbridge may request the incentive to be repaid in full or in part according to the
terms of the agreement.

7. Force Majeure & Discontinuance of Incentives
In the event of force majeure (acts of God, war, riot, acts of civil or military authorities, acts
of terrorism, fire, flood, earthquake, radiation, or infectious disease outbreaks) or any other
emergency situations beyond the control of the City and the Project Team, as a result of
which both parties are unable to perform their obligations, the City Council may modify,
amend, or terminate the incentive agreement at any time.

8. Other Available Incentives
The City of Stockbridge will provide technical assistance to qualified Project Teams to help
leverage the following county and state economic development incentives.

A. Henry County Incentives

• Expedited Plan Review & Permitting
• Inventory Tax Exemptions (Freeport)
• Project Financing
• Property Tax Incentives

B. State of Georgia Incentives

• Job Tax Credits
• Regional Economic Assistance Program (REAP)
• Georgia Tourism Development Act
• Quality Jobs Tax Credits
• Georgia Film Tax Incentives

For more information on the EDIP contact:
Economic Development Department
City of Stockbridge
130 M.L.K. Senior Heritage Trail
Stockbridge, GA 30281
770.389.7900
