---
date: 2023-05-25
title: Planning Commission Agenda Packet
source: 2023-05/2023-05-25_Planning Commission_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Planning Commission
PLANNING COMMISSION Meeting
BOARD MEMBERS
Agenda
Askia Abdullah, Chair
Stanley Dumas
May 25, 2023 6:30 PM
Kathleen Nelson
Harold Thibodeaux
David Planchon
Vacant

ADMINISTRATION
Brecca Carter
Community Development Director

Ryan Anderson
Chief Planner

STOCKBRIDGE CITY HALL
Linda Logan,
4640 NORTH HENRY BLVD.
Senior Planner, Secretary
STOCKBRIDGE, GA 30281

Gordon Linton, Planner I Website: www.cityofstockbridge.com

Phone: 770-389-7900
Quinton Washington, City Attorney
Fax: 770-389-7912
AGENDA
PLANNING COMMISSION MEETING
CITY OF STOCKBRIDGE
THURSDAY, MAY 25, 2023 6:30 PM

I. ROLL CALL
II. INVOCATION
III. PLEDGE OF ALLEGIANCE
IV. ROLL CALL
V. ADOPTION OF THE AGENDA
VI. APPROVAL OF MINUTES -- April 27, 2023 Summary Minutes
Approval of the PC Summary Minutes for April 27, 2023.

PUBLIC HEARING

Item # 1 - CITY OF STOCKBRIDGE – TEXT AMENDMENT CASE #TX-2023-01.
Consideration of a text amendment to the Stockbridge Unified Development
Code (UDC) in Section 2.5.2(D)(12) and Section 2.5.3(F)(11) to allow hookah
bars/lounges, cigar bars/lounges, and tobacco/vape shops as ancillary uses to
the primary use of a restaurant / lounges. Currently, the above uses are
Prohibited Uses within the Parkway Mixed-Use (PMU) Overlay District and the
Downtown Village (DV) Overlay District.

Presented by: Community Development Staff

Item # 2 - COMPREHENSIVE PLAN AMENDMENT CASE #CP-2022-04.
Consideration of a request for a Comprehensive Plan Amendment to assign the
future land use designation of ‘High-Density Residential’ to certain property on
Flippen Road, to allow for the construction of a mixed-use residential
development, including commercial and office uses. The applicant is Vista
Residential Partners (c/o Dennis J. Webb, Jr.). The property contains three
parcels in Land Lot 38 of District 12, as are listed below, with 276.91+/- total
acres within the Stockbridge City Limits.

• Parcel #030-01004000—Large parcel with 249.19 +/- acres, located
between Flippen Road and Interstates 75 & 675.
• Parcel #030-01003001—Medium-sized parcel with 24.97 acres, located at
630 Flippen Road.
Page | 3

• Parcel #030-01004008 -- Small parcel with 2.75 acres, located at 384
Flippen Road.

Presented by: Community Development Staff

Item # 3 - REZONING CASE #RZ-2022-05.
Consideration of a request for rezoning to assign the ‘PUD’ (Planned
Unit Development) district to certain property on Flippen Road, to allow for the
construction of a mixed-use residential development, including commercial and
office uses. The applicant is Vista Residential Partners (c/o Dennis J. Webb,
Jr.). The property contains three parcels in Land Lot 38 of District 12, as are
listed below, with 276.91+/- total acres within the Stockbridge City Limits.
• Parcel #030-01004000—Large parcel with 249.19 +/- acres, located
between Flippen Road and Interstates 75 & 675.

• Parcel #030-01003001—Small parcel with 24.97 acres, located at 630
Flippen Road.
• Parcel #030-01004008 -- Small parcel with 2.75 acres, located at 384
Flippen Road.

Presented by: Community Development Staff

Item # 4 - CONDITIONAL USE PERMIT CASE #CU-2023-01.
Consideration of a request for a conditional use permit to allow for the
development of a place of worship at 713 Valley Hill Road. The property is
located in Land Lot 103 of District 12, and it contains 4.000 +/- acres within the
Stockbridge City Limits.

Presented by: Community Development Staff

Item # 5 - COMPREHENSIVE PLAN AMENDMENT CASE #CP-2023-01.
Consideration of a request for a Comprehensive Plan Amendment to assign
the future land use designation of ‘High-Density Residential’ to Parcel #029-
01009001 on Valley Hill Road, to allow for the construction of a townhome
development. The applicant is Victory Worship Center, represented by Keith G.
Nation. The property is located in Land Lot 103 of District 12, and it contains
7.864 +/ acres within the Stockbridge City Limits.

Presented by: Community Development Staff

May 25, 2023 6:30 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

Item # 6 - REZONING CASE #RZ-2023-01.
Consideration of a request for a rezoning to assign the ‘MFR’ (Multiple Family
Residential) zoning district to Parcel # 029-01009001 on Valley Hill Road, to
allow for the construction of a townhome development. The applicant is Victory
Worship Center, represented by Keith G. Nation. The property is located in Land
Lot 103 of District 12, and it contains 7.864 +/- acres within the Stockbridge City
Limits.

Presented by: Community Development Staff

Item # 7 - VARIANCE CASE #VR-2023-01
Consideration of a request for a variance for Parcel # 029-01009001 on Valley
Hill Road, to allow for the construction of a townhome development. The
purpose of the variance is to allow the reduction in the front yard setbacks from
the required 50 feet to 25 feet in the MFR (Multiple Family Residential) zoning
district. The property is located in Land Lot 103 of District 12, and it contains
7.864 +/- acres within the Stockbridge City Limits.

Presented by: Community Development Staff

PROJECT UPDATES

STAFF COMMENTS

BOARD COMMENTS

ADJOURNMENT

May 25, 2023 6:30 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900

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

SUMMARY MINUTES
PLANNING COMMISSION
THURSDAY, April 27, 2023 at 6:30 p.m.

BOARD MEMBERS: ADMINISTRATION:
Askia Abdullah, Chairman Brecca Carter, Community Dev. Director
Kathleen Nelson, Vice Chairman Valerie Ross, City Zoning Attorney
Stanley Dumas Vanessa Holiday, City Clerk
Harold Thibodeaux Ryan Anderson, Chief Planner
David Planchon Linda Logan, Senior Planner / PC Sect’y
Gordon Linton, Planner I
I. CALL TO ORDER – Made by Kathleen Nelson.

II. INVOCATION – Given by Harold Thibodeaux.

III. PLEDGE OF ALLEGIANCE – Done in unison.

IV. ROLL CALL:
Present Absent
~ Askia Abdullah ___________ _____X_____

~ Kathleen Nelson _____X______ ___________

~ Stanley Dumas _____X______ ___________

~ Harold Thibodeaux _____X_____ ___________

~ David Planchon _____X_____ ___________

City of Stockbridge, Georgia Planning Commission Summary Minutes for April 27, 2023

A quorum of members was achieved. All agenda items were read into the record
by Vice Chairman Kathleen Nelson.

V. ADOPTION OF THE AGENDA

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

VI. APPROVAL OF MINUTES – January 26, 2023 Summary Minutes.

A motion to approve the Minutes was made by David Planchon, and it was seconded
by Harold Thibodeaux. A vote was taken, and the motion was unanimously
approved; thus the Minutes were approved.

VII. CITY OF STOCKBRIDGE – ADOPTION OF THE COMBINED OFFICIAL ZONING
& OVERLAY DISTRICT MAP #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 adopted on March
14, 2022 will be repealed and replaced.

To be presented by the Community Development Staff.

Staff Presentation

A Staff presentation was made by Brecca Carter, Community Development Director.
She presented the proposed Official Zoning & Overlay District Map, which showed
overlay districts on top of base zoning districts.

Public Hearing

Kathleen Nelson opened the public hearing, but there were no public comments.

Board Comments and Action

A motion to approve OXM-2023-01 was made by Stanley Dumas, and it was
seconded by Harold Thibodeaux. A vote was taken, and the motion was
unanimously approved; thus the Official Zoning & Overlay District Map was

City of Stockbridge, Georgia Planning Commission Summary Minutes for April 27, 2023

unanimously adopted.

VIII. FINAL PLAT CASE #PL-2023-01.
Consideration of a Final Plat for the proposed Eagles Hill Townhomes (f.k.a.
Eagles Ridge Townhomes), entitled “Final Plat For: Eagles Hill”, which was
prepared by Falcon Design Consultants and dated March 3, 2023. The project
would be a component of the Winding Creek Master Plan, as approved by City
Council via Ordinance #OR18-458, which requires the development to comply with
the specifications of the City’s previous RM-2 (Multiple Family Residence District
– Townhouses) zoning district. The applicant proposes to develop 80 townhome
lots on 19.57 acres, at a density of 4.08 units per acre. Applicant: Falcon Design
Consultants. The property is located on Campground Road and Highway 42 in
Land Lots 33 & 34 of District 7.

To be presented by the Community Development Staff.

A brief presentation was made by a representative from Meritage Homes, the
developer of Eagle Hill Townhomes and other phases of Winding Creek. Brecca
Carter, Community Development Director, then made a Staff presentation. She
said that a traffic study was previously prepared as part of the Master Plan for
Winding Creek. No public hearing was required for this case. A motion was made
by Stanley Dumas to approve the Final Plat, Harold Thibodeaux seconded the
motion. A vote was taken, and the motion was unanimously approved; thus the
Final Plat was approved.

IX. 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.

Presentations

Gordon Linton, Planner I, made the Staff presentation of this case via PowerPoint.
He explained the purpose of the applicant’s request, gave the project description,
summarized his analysis, and gave the Staff’s recommendation of approval,
conditioned upon the approvals of RZ-2022-07 and VR-2022-03.

Then Alex Brock, an attorney with the law firm of Smith, Gambrell, & Russell,
presented the case on behalf of the applicant. He said that the number of townhomes
to be built was reduced from the original 235 units to 170 units. A letter of support

City of Stockbridge, Georgia Planning Commission Summary Minutes for April 27, 2023

was received from the Pine Hills Mobile Home Park. The applicant made various
site plan changes. With a proposed density of 6.15 units per acre, the project would
be at the low end of the High-Density Residential future land use designation. The
proposed project would align with the goals of the City’s Comprehensive Plan.
Public notices were sent to the adjacent property owners, but there was no
response, except from Pine Hills. The townhomes would sell for the high $200s to
the low $300s.

Public Hearing

Kathleen Nelson opened the Public Hearing. Two citizens were opposed to this
case. Dyllan Garrett of 566 Davis Road citied traffic and security concerns. Mark
McFry of 289 Shields Road questioned the stormwater impacts of the proposed
project. Mr. Brock said that buffers would be provided, and that stormwater drains
away from the subject property. He said that he’s willing to meet with citizens.

Board Comments and Action

Kathleen Nelson said that she had received some comments from citizens that were
in favor of the proposed project. Stanley Dumas made a motion to approve this
case, with the two conditions that were recommended in the Staff Report. The
motion was seconded by Harold Thibodeaux. A vote was taken, and the motion was
unanimously adopted, thus the case was approved.

X. 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.

Presentations

Linda Logan, Senior Planner, made the Staff presentation of this case via
PowerPoint. She explained the purpose of the applicant’s request, gave the project
description, summarized her analysis, and gave the Staff’s recommendation of
approval, conditioned upon the approvals of CP-2022-06 and VR-2022-03, as well
as the submitted site plan.

Public Hearing

Kathleen Nelson opened the Public Hearing. Wendy Collins of 289 Shields Road

City of Stockbridge, Georgia Planning Commission Summary Minutes for April 27, 2023

said that she wanted the applicant to hold community meetings with the citizens.
Alex Brock, an attorney with the law firm of Smith, Gambrell & Russell, said that
Henry County’s zoning of the subject property was ‘RR’ (Rural Residential). Mark
McFry of 289 Shields Road had concerns about the adequatecy of sewer lines to
serve the proposed townhome development. Dyllan Barnett of 566 Davis Road
asked about the provision of buffers and sidewalks for foot traffic. He requested a
community meeting, and so did Wendy Holland of 289 Shields Road.

Board Comments and Action

David Planchon said that there were “no similar developments” nearby, and that this
proposed development would not be a “good fit.” Stanley Dumas made a motion to approve
this case, to include the three conditions that were recommended in the Staff Report, plus
a fourth condition which specified that the applicant must hold community meetings before
the May 8, 2023 City Council meeting. Harold Thibodeaux seconded the motion. A vote
was taken, and the motion was unanimously adopted; thus the case was approved.

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

Staff Presentation

Linda Logan, Senior Planner, made a PowerPoint presentation of this case. She
explained the purpose of the applicant’s request, gave the project description,
summarized her analysis, and gave the Staff’s recommendation of approval,
conditioned upon the approvals of CP-2022-06 and RZ-2022-07, as well as the
submitted site plan.

Public Hearing

Mark McFry of 289 Shields Road asked whether the requested variance for the front
yard setbacks would apply to just this applicant and this project.

Board Comments / Action

Harold Thibodeaux asked why the Staff changes it original recommendation from
denial. Ms. Logan and Ms. Carter explained that the applicant had reduced the
number of townhomes to be built from 235 to 170. David Planchon then made a
motion to approve this case, to include the three conditions that were recommended

City of Stockbridge, Georgia Planning Commission Summary Minutes for April 27, 2023

in the Staff Report. Harold Thibodeaux seconded the motion. A vote was taken,
and the motion was unanimously adopted, thus the case was approved.

XII. PROJECT UPDATES

To be presented by the Community Development Staff. No action is required.

XIII. STAFF COMMENTS

To be presented by the Community Development Staff. No action is required.

XIV. BOARD COMMENTS

XV. ADJOURNMENT

City of Stockbridge, Georgia Planning Commission Summary Minutes for April 27, 2023
Proposed Text Amendment to the Unified Development Code, #TX-2023-01

TO: Stockbridge Planning Commission & City Council

FROM: Brecca R. Carter, Director of Community Development

MEETING DATE: Planning Commission: 5-25-2023; City Council 6-12-2023

SUBJECT: Text Amendment to the Unified Development Code, #TX-2023-01

I. PURPOSE

To consider a text amendment to the Stockbridge Unified Development Code (UDC) in
Section 2.5.2(D)(12) and Section 2.5.3(F)(11) to allow hookah bars/lounges, cigar
bars/lounges, and tobacco/vape shops as ancillary uses to the primary use of
restaurants/lounges. Currently, the above uses are Prohibited Uses within the Parkway
Mixed-Use (PMU) Overlay District and the Downtown Village (DV) Overlay District.

I. BACKGROUND

Currently, the proposed use for hookah bars/lounges, cigar bars/lounges and
tobacco/vape shops are prohibited within areas which have an overlay district designation:
Parkway Mixed-Use (PMU) Overlay District and the Downtown Village (DV) Overlay
District.

The Parkway Mixed-Use (PMU) overlay district includes properties which abut major
corridors and prominent intersections throughout the City limits, while the Downtown
Village (DV) overlay district includes the entirety of downtown Stockbridge area.

The Community Development Department has received several inquiries to allow the
above-referenced uses as an ancillary/secondary use within a current restaurant/lounge
business operation within the City. This amendment would allow businesses within the
downtown area and along major corridors the ability to expand their client base and offer
variety of uses/entertainment within a restaurant or lounge location.

As an ancillary use, it is Community Development’s recommendation that the sales
revenue of the ancillary use meet the sales revenue requirement of 51% food, 49%
hookah/cigar/tobacco/vape bar sales. This is the current food sales – to alcohol sales
revenue model currently in place for restaurants.
Proposed Text Amendment to the Unified Development Code, #TX-2023-01

II. STAFF RECOMMENDATION

Community Development staff requests that the Planning Commission & City Council
approve for hookah bars/lounges, cigar bars/lounges and tobacco/vape shops to be
allowed as an ancillary use within not to exceed more than 49% of sales revenue within
all applicable restaurant of lounge.
Henry County, GA

Overview

Legend
Parcels
Roads
Cities

295 ft

Parcel ID 030-01004008 Class R Owner BROWN RODNEY S Land
$34,500
Property 384 FLIPPEN RD Acreage 2.75 Address 384 FLIPPEN RD Value:
Last 2 Sales
Address STOCKBRIDGE GA Building
$176,900 Date Price Reason Qual
District County/UnIncorp 30281 Value:
9/8/2011 $0 FAMLY/GIFT U
Misc
$0 CONTIGUOUS
Value: 6/29/2011 $86,500 U
PROPERTY
Total
$211,400
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: 9/7/2022
Last Data Uploaded: 9/7/2022 2:22:52 AM
Developed by
Henry County, GA

Overview

Legend
Parcels
Roads
Cities

590 ft

Parcel ID 030-01003001 Class R Owner RCVW LAND LLC Land
$501,000
Property 630 FLIPPEN RD Acreage 24.97 Address 2964 PEACHTREE Value:
Address RD STE 585 Building Last 2 Sales
$249,000
District County/UnIncorp ATLANTA GA 30305 Value: Date Price Reason Qual
Misc 1/22/2021 $750,000 OTHER U
Value: 12/29/1995 $0 FAMLY/GIFT U
Total
$750,000
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: 9/7/2022
Last Data Uploaded: 9/7/2022 2:22:52 AM
Developed by
Henry County, GA

Overview

Legend
Parcels
Roads
Cities

1,180 ft

Parcel ID 030-01004000 Class R Owner RCVW LAND LLC Land
$6,576,100
Property Acreage 249.19 Address 2964 PEACHTREE RD Value: Last 2 Sales
Address STE 585 Building Date Price Reason Qual
$350,300
District County/UnIncorp ATLANTA GA 30305 Value: MULTI
10/26/2021 $7,600,000 U
Misc PARCEL
$1,900
Value: D OF
2/13/1992 $0 U
Total ASSNT
$6,928,300
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: 9/7/2022
Last Data Uploaded: 9/7/2022 2:22:52 AM
Developed by
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2020\2006900\Su\_Drawings\Reeves ALTA for legals.dwg - Jonathan - 9/13/2022 2:26 PM

GPS CONTROL PT#1

E 2269499.64

N 1283525.88

REVISIONS

Planners & Engineers Collaborative+
LAND PLANNING
+LANDSCAPE ARCHITECTURE
+CIVIL ENGINEERING
ARBORISTS +WATER RESOURCES
+ SURVEYING & CONSTRUCTION
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2020\2006900\Su\_Drawings\Reeves ALTA for legals.dwg - Jonathan - 9/16/2022 1:55 PM

GPS CONTROL PT#1

E 2269499.64

N 1283525.88

REVISIONS

Planners & Engineers Collaborative+
LAND PLANNING
+LANDSCAPE ARCHITECTURE
+CIVIL ENGINEERING
ARBORISTS +WATER RESOURCES
+SURVEYING & CONSTRUCTION
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
TO: Planning Commission

FROM: Ryan Anderson, Chief Planner
Gordon Linton, Planner I

CC: Brecca Carter, Community Development Director

DATE: May 25, 2023

Subject: RZ-2022-05 For 0 Flippen Road, 630 Flippen Road, 384 Flippen Road

I. PURPOSE

Consider a request for a rezoning to assign the ‘PUD’ (Planned Unit Development) district
to certain property on Flippen Road, to allow for the construction of a mixed-use
residential development, including commercial and office uses. Application by Vista
Realty Partners.

II. Background

Proposed Development The proposed master planned, mixed-
use development will include detached
single-family homes, townhomes,
multifamily housing, senior living homes,
office and retail. The property includes
276.91 acres of land. The site is currently
zoned as PUD formerly county zoning of
Residential-Agricultural (RA) and is
requesting a rezoning to Planned Unit
Development (PUD). The development
proposes three full access driveways on
Flippen Road, and one full access
driveway stubbed for future connection to
Davidson Parkway in the north. The
development is located at 630 Flippen
Road in the newly annexed property. In
general, the site is located to the east of
I-75 / I-675. Unified Growth Policy Map
Land Use Area Designation Established
Suburbs.

Site Address 0, 384, and 630 Flippen Road in Land Lots
38 and District 12.
Parcel Identification Parcel #030-01004000—Large parcel
with 249.19 +/- acres, located between
Flippen Road and Interstates 75 & 675.

Parcel #030-01003001—Small parcel
with 24.97 acres, located at 630 Flippen
Road.

Parcel #030-01004008 -- Small parcel
with 2.75 acres, located at 384 Flippen
Road
Parcel Acreage 276.91+/- total acres within three parcels.

Applicant Vista Realty Partners

Owner 630 Flippen Road is owned by RCVW
Land, LLC. 384 Flippen Road is owned by
Rodney S. Brown; 0 Flippen Road is
owned by RCVW Land, LLC.
PUD formerly county zoning of
Current Zoning Residential-Agricultural (RA)

City Land Use Designation Medium- Density Vertical Mixed Use

Zoning History Henry County rezoned the Subject
Property from RA (Residential-
Agricultural) to MU in May of 2019 (RZ-19-
01). At the time, the Subject Property was
part of a larger, ± 436.3-acre tract (the
“Master Development Tract”). The Master
Development Tract has been authorized
for a mixed residential, office and
commercial development that includes,
among other things, 1,643 dwelling units
(apartments (four-stories), townhomes,
duplexes, senior-living (four-stories) and
single-family detached), three four-story
hotels, fourteen office buildings and over
300,000 square feet of restaurant and
retail space, among other things (the
“Master Mixed-Use Development. The
gross residential density approved was
10.15 units per acre. While the Master
Mixed-Use Development has not yet been
constructed, the underlying zoning
approval remains valid.

Current Use Mostly vacant with four single family
residences. The site is wooded with
Reeves Creek and its associated
floodplain.

Project Background
Permitting Local Government City of Stockbridge
Additional Local Government(s) with
development Henry County
approval authority
DRI Trigger Rezoning
DRI Trigger Application/ Form ID # #3799 Completed
500,000 gross square feet (with residential
Qualifying DRI Threshold Exceeded units
calculated at 1500 square feet per unit, or the
minimum allowed by the host local
government)
PUD formerly County Residential-Agricultural
Existing Zoning (RA)
Proposed Zoning Planned Unit Development (PUD)

Project Information
Land Use Density
Single-Family Detached Housing 328 Lots
Townhomes 191 Units
Multifamily Housing 660 Units
Senior Living 172 Units
Office 41,000 SF
Retail 5,000 SF

III. Maps and Illustrations

Zoning Map

Future Land Use Map

Aerial Photo of Site

Site Plan

The subject property represents the residential component of the Master Mixed-Use
Development. Through this application, the applicant proposes less intensity than
originally. As part of the zoning process, the Master Mixed-Use Development was also
reviewed as a Development of Regional Impact (“DRI”) and approved (DRI 2996 Reeves
Creek (October 3, 2019)). 2 SGR/40731900.1 approved. Specifically, it plans a total of
1,361 units, as opposed to the 1,643 originally approved, at a gross density of 4.89 units
per acre. The dwellings will be spread among multifamily units (660), townhome units
(191), senior-living units (172) and single-family detached units (338).

Phased in Development Pods- A-D

Project Orientation Map

10
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

IV. Analysis

Project Description

The mixed-use development will have a total of 1,347 units with 645 units in Pod A (Phase
I and Phase II), 182 senior-living units in Pod B, 189 townhome units in Pod C, and 338
single-family units in Pod D. The development proposes three full access driveways on
Flippen Road, and one full access driveway stubbed for future connection to Davidson
Parkway in the north.

Staff Analysis

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

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

ANALYSIS OF REQUEST

1. 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 is currently located in recently annexed
property from unincorporated Henry County. The development proposed is currently not
consistent with the Future Land Use Map (“FLUM”) designation of “Medium-Density
Vertical Mixed Use.” Concurrent with the rezoning, the Applicant requests that the City
designate the Subject Property as HDR (High Density Residential). The proposed
development is consistent with this designation and will advance several policy goals
outlined in the City’s Comprehensive Plan, including:

• Providing a mixture of housing options to attract young professionals, singles, and
small families;

• Creating appropriate residential types to ensure that seniors can age in place;

• 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

11
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

• 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 (i.e., there is “Low Density Vertical Mixed-Use” to the North, “Medium Density
Vertical Mixed-Use” and “High Density Residential” to the South and “High Density
Residential” to the East). Finally, the Subject Property is included within the City’s newly
annexed area. Hence, the City has chosen to annex the Subject Property with full
knowledge of the entitlements currently in place and an obligation to maintain the allowed
uses (See, e.g., UDC at § 9.8).

2. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL ZONING
SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERSTHE PURPOSE
OF THESE ZONING REGULATIONS.

The projects include a wide range of housing types-single-family detached. Single-family
attached, multi-family and senior housing is highly aligned with local and regional housing
policies. The development scheme for the Subject Property was established in May of
2019, when Henry County rezoned the Subject Property to allow for the Master Mixed-
Use Development. The requested rezoning will simply allow the Subject Property to be
brought into the City of Stockbridge with an analogous zoning district, as required by City
Ordinance (See, e.g., UDC at § 9.8).

Section 1.4 provides the purpose and intent of the Stockbridge Unified Development Code,
and it identified several objectives to accomplish. Among them are the following, which
the proposed project is envisioned to accomplish:

• Promote the health, safety, aesthetics, convenience, order, prosperity, and
general welfare of the present and future residents of the City of Stockbridge;
• Secure safety from fire, flood, and other dangers;
• Provide adequate light and air;
• Facilitate the adequate provision of transportation, water, sewage collection,
schools, parks, and other public requirements;
• Encourage the most appropriate and best use of land, buildings, and other
structures throughout the City;
• Preserve natural resources.
• The applicant’s proposal in its current form meets the intent and purpose of the
UDC.

12
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

3. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE PARTICULAR
PIECE OF PROPERTY, NEIGHBORHOOD, OR THE COMMUNITY.

The proposed mixed-use development project is anticipated to have a positive effect on
the subject property and the surrounding area. Having a mixture of land uses makes the
best use of a large site which contains sensitive environmental areas. The Master Mixed-
Use Development has already been approved and can be developed now as-of-right.
Hence, any potential impacts on the zoning district, the property, the neighborhood, and
the community have been considered, have been endorsed and are imminent.

4. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE PARTICULAR
PIECE OF PROPERTY, NEIGHBORHOOD, OR THE COMMUNITY.

The proposed mixed-use development project is anticipated to have a positive effect on
the subject property and the surrounding area. Having a mixture of land uses makes the
best use of a large site which contains sensitive environmental areas. The Master Mixed-
Use Development has already been approved and can be developed now as-of-right.
Hence, any potential impacts on the zoning district, the property, the neighborhood, and
the community have been considered, have been endorsed and are imminent.

It should be noted, however, that the current proposal lessens the intensity of the
residential component of the Master Mixed-Use Development from that originally
approved, which will conversely lessen the impacts to the area in which the Subject
Property is located.

5. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT UNRELATED
TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.

No. The Subject Property comprises ± 278.4 acres and consists of a mixed-residential
development designed to accommodate a diverse range of residents, including single-
persons, families, and senior citizens, and to provide a variety of housing types. Hence,
the Subject Property has been designed in essence as a stand-alone district. It is also
adjacent to properties with compatible and complimentary designations on the City’s
FLUM (“Low Density Vertical Mixed-Use” (North); “Medium Density Vertical Mixed-Use”
and “High Density Residential” (South) and “High Density Residential” (East)).

6. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF EXISTING
AND FUTURE USES OF THE PROPERTY AND THE SURROUNDING AREA.

The Master Mixed-Use Development has already been previously approved by Henry
County. Hence, its impact on the aesthetic character of existing and future uses of the
property and the surrounding area have been contemplated and authorized. Further, both
the previously sanctioned use and the use proposed through this application are consistent
with the City’s future development desires for the properties that surround it, as indicated

13
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

on the City’s FLUM.

7. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT DEVELOPMENT
DENSITIES AND THE DENSITY PATTERNS REFLECTED IN THE
COMPREHENSIVE PLAN.

Yes, the proposed uses are consistent with the City’s future development plans as
indicated on tis future land use map. In addition, the proposed development would
meet the purposes of the Parkway Mixed-Use Overlay District. It would feature a
balanced mixture of retail and residential uses, where residents could both live and
shop. The retail uses would provide jobs and bring needed services to residents of the
project and within the surrounding area. The proposed development would also help
to improve public health by encouraging physical activity via walking along the
proposed one-mile multi-use trail around the subject property.

8. HOW THE PROPOSAL IMPACTS THE PUBLIC HEALTH, SAFETY, AND
GENERAL WELFARE.

The proposal will benefit the public health, safety and general welfare. The Applicant
proposes to bring the Subject Property into the City, creating a new, vibrant and
modern development that diversifies the housing stock available and advances a
number of goals outlined in the City’s Comprehensive Plan. See, e.g., Comp Plan at
pp. 37-39.

9. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED AMENDMENT
IMPACTS EXPENDITURES OF PUBLIC FUNDS.

This application has been reviewed as a DRI. Hence, impacts to water, sewer, public
facilities, and public services will be evaluated and mitigation, if necessary, required.
The Applicant notes, however, that it has provided a sewer capacity letter with this
application indicating that water and sewer are available to serve the Subject Property,
with upgrades that the Applicant is willing to make.

10. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.

This application will be reviewed as a DRI. Hence, a traffic study will be performed as
required, impacts on traffic safety and congestion considered and mitigation, if
necessary, provided. It is important to note, however, that the Applicant is reducing
the density allowed on the Subject Property now as-of-right. Hence, the traffic impact
from this development will be less than the development currently permitted according
to the traffic study related to the proposed development.

14
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

11. 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.

12. 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.

13. HOW THE PROPOSAL IMPACTS THE VALUE OF ADJACENT PROPERTY.

The impacts from the development proposed should be comparable to those from
Master Mixed-Use Development, which is currently permitted as-of-right, and should
result in an increase in property values in the area. As the site plan submitted with the
application demonstrates, the proposal is a thoughtful, pedestrian-oriented, mixed-
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.

14. WHETHER THERE ARE SUBSTANTIAL REASONS WHY PROPERTY CANNOT
BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.

The current proposal is consistent with the existing regulations in the City of
Stockbridge.

15. 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 no greater impact on the integrity of adjacent and
nearby residential neighborhoods than the Master Mixed-Use Development.

15
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

V. STAFF RECOMMENDATIONS

The Planning and Zoning Staff recommends APPROVAL WITH CONDITIONS for the
proposed rezoning of the subject property from PUD to PUD. The recommended ZONING
CONDITIONS are listed below:

1. The project will be conditioned on the Site plan titled Flippen Rd 2 Walt Stephens Rd
“A Master Planned Residential Development,” dated April 25, 2023, by PEC
(Planners & Engineers Collaborative).

2. The developer will implement the recommendations from the ARC Regional Review
Finding dated March 29, 2023, for Reeves Creek II DRI 3799.

3. The Developer will make several traffic improvements to mitigate project generated
vehicular traffic that are identified in the TIS.

4. The project will be developed in conformance with the City of Stockbridge Unified
Development Code and all other City Code sections regarding site development
standards and requirements.

5. Regarding the Property’s Future Land Use Designation -- The approval of Case
#CP-2022-04 to change the property’s future land use designation from Medium
Density Residential to High-Density Residential shall occur simultaneously with the
approval of Case #RZ-2022-05 for the rezoning of the property.

6. Reduction in the number of proposed parking spaces from 3,671 to 3,000 or 20
percent, whichever is greater.

7. Add a minimum of 30 EV charging stations throughout the development.

8. Regarding the Parcels Comprising the Development Site
The rezoning shall not be finalized until the parcels are combined and simultaneously;
this shall not be finalized until a new plat is officially recorded by the Henry County
Super Court (Real Estate Records Division).

9. Regarding Environmental Matters –

The applicant shall comply with the following:

a) Take appropriate steps for the environmental protection of Reeves Creek, the
floodplain areas, and other sensitive site areas.

b) Submit an acceptable landscape plan to the Community Development
Department.

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PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

10. Regarding the Issuance of Land Disturbance and Building Permits – No land
disturbance or building permit shall be issued for the subject property until the
applicant has had the new recombination plat officially recorded and has submitted a
copy of the recorded plat to the Community Development Department.

17
FIRST AMENDED STATEMENT OF INTENT

and

Other Material Required by the
City of Stockbridge Unified Development Code
for the
Rezoning
And
Future Land Use Map Amendment Applications

of

VISTA RESIDENTIAL PARTNERS

for

± 278.4 Acres of Land
located in
Land Lots 26, 38 and 39,
12th District, Henry County

REZONE: PUD to PUD
FLUMA: Mixed Use (Henry County) to HDR

Submitted for Applicant by:

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

The Applicant owns ± 278.4 acres of land located in Land Lots 26, 38 and 39, 12th

District of Henry County (the “Subject Property”), which was recently annexed from

unincorporated Henry County into the City of Stockbridge. The Applicant files this request to

(a) rezone the Subject Property to the Stockbridge designation of PUD (Planned Unit

Development) with an approved regulating plan and (b) amend the Future Land Use Map

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

Comprehensive Plan (the “Comp Plan”).1

Henry County rezoned the Subject Property from RA (Residential-Agricultural) to MU in

May of 2019 (RZ-19-01). At the time, the Subject Property was part of a larger, ± 436.3 acre

tract (the “Master Development Tract”). The Master Development Tract had been authorized for

a mixed residential, office and commercial development that includes, among other things, 1,643

dwelling units (apartments, townhomes, duplexes, senior-living, and single-family detached),

three hotels, fourteen office buildings and over 300,000 square feet of restaurant and retail space,

among other things (the “Master Mixed-Use Development).2 The gross residential density

approved was 10.15 units per acre. The Applicant’s right to construct the Master Mixed-Use

Development was fully vested at the time of annexation.

The Subject Property represents the residential component of the Master Mixed-Use

Development. The Applicant plans a total of 1,347 residential units, as opposed to the 1,643

1 The Subject Property was brought into the City with no zoning designation. On or about May 8, it was zoned
PUD without a regulating plan. The Subject Property has never been given a Comp Plan designation.

2 As part of the zoning process, the Master Mixed-Use Development was also reviewed as a Development of
Regional Impact (“DRI”) and approved (DRI 2996 Reeves Creek (October 3, 2019)).
originally approved, at a gross density of 4.84 units per acre. The dwellings will be spread

among multifamily units (645), townhome units (189), senior-living units (182) and single-

family detached units (331). As for the non-residential piece, the Applicant proposes 41,000

square feet of office space and a small commercial component fronting Flippen Road.3

The development proposed for the Subject Property has been thoughtfully designed. For

example, the more intense multi-family uses are concentrated in the center of the site and the

townhome units clustered along the I-75 frontage. Single family detached units and senior living

units have been placed at the outer edges of the development, serving as a transition and step-

down in intensity to the existing uses to the north and south. Further, the development has been

devised to maximize use of the natural environment. The Subject Property is bisected by Reeves

Creek. The development activates this natural amenity and puts a premium on open space,

providing ± 71.23 acres or ± 25.6% of the total land area. Similarly, the development has been

planned to promote pedestrian connectivity by offering an extensive sidewalk network

throughout. Finally, requisite parking has been provided.

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

3 The non-residential components were added at the request of Planning Staff.

SGR/42760125.1
Henry County rezoned the Subject Property from RA (Residential-Agricultural) to MU in

May of 2019 (RZ-19-01). The City of Stockbridge annexed the Subject Property, effective

January 1, 2023. The Subject Property was brought into the City with no zoning but was

subsequently zoned PUD on May 8, 2023 without a regulating plan. To date, the Subject

Property has no Future Land Use Map designation.

III. 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 previously located in unincorporated

Henry County. The development proposed is consistent with the Future Land Use Map

(“FLUM”) designation in that jurisdiction, which is “Mixed-Use.” Concurrent with the

rezoning, the Applicant requests that the City designate the Subject Property as HDR (High

Density Residential). 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, singles, and

small families;

• Creating appropriate residential types to ensure that seniors can age in place;

• 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.
SGR/42760125.1
In addition, the HDR designation is compatible with character area designations adjacent

and nearby (i.e. there is “Low Density Vertical Mixed-Use” to the North, “Medium Density

Vertical Mixed-Use” and “High Density Residential” to the South and “High Density

Residential” to the East). Finally, the Subject Property was included within the City’s proposed

Annexation Map. Hence, the City chose to annex the Subject Property with full knowledge of

the entitlements currently in place and an obligation to maintain the allowed uses (See, e.g., UDC

at § 9.8).

B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
The development scheme for the Subject Property was established in May of 2019, when

Henry County rezoned the Subject Property to allow for the Master Mixed-Use Development.

The requested rezoning will simply allow the Subject Property to have a comparable zoning

district in the City of Stockbridge, as required by City Ordinance (See, e.g., UDC at § 9.8).

C. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE
PARTICULAR PIECE OF PROPERTY, NEIGHBORHOOD, OR THE
COMMUNITY.
The Master Mixed-Use Development has already been approved at the time of

annexation. Hence, any potential impacts on the zoning district, the property, the neighborhood

and the community have been considered, have been endorsed and are imminent. It should be

noted, however, that the current proposal lessens the intensity of the residential component of the

Master Mixed-Use Development from that originally approved, which will conversely lessen the

impacts to the area in which the Subject Property is located.

SGR/42760125.1
D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property comprises ± 278.4 acres and consists of a mixed-use

development designed to accommodate a diverse range of residents, including single-persons,

families and senior citizens, and to provide a variety of housing types. Hence, the Subject

Property has been designed in essence as a stand-alone district. It is also adjacent to properties

with compatible and complimentary designations on the City’s FLUM (“Low Density Vertical

Mixed-Use” (North); “Medium Density Vertical Mixed-Use” and “High Density Residential”

(South) and “High Density Residential” (East)).

E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The Master Mixed-Use Development has already been approved. Hence, its impact on

the aesthetic character of existing and future uses of the property and the surrounding area have

been contemplated and authorized. Further, both the previously sanctioned use and the use

proposed through this application are consistent with the City’s future development desires for

the properties that surround it, as indicated on the City’s FLUM.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED
IN THE COMPREHENSIVE PLAN.
Please see C, D and E above.

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 create a new, vibrant and modern development that diversifies the housing stock

available and advances a number of goals outlined in the City’s Comprehensive Plan. See, e.g.,

Comp Plan at pp. 37-39.

SGR/42760125.1
H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
This application was reviewed as a DRI. Hence, impacts to water, sewer, public facilities

and public services were evaluated and mitigation, if necessary, required. The Applicant notes,

however, that it has provided a sewer capacity letter with this application indicating that water

and sewer are available to serve the Subject Property, with upgrades that the Applicant is willing

to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
This application has been reviewed as a DRI and a traffic study was generated through

that process. Impacts to traffic safety and congestion were considered and mitigation, if

necessary, provided. It is important to note, however, that the Applicant is reducing the density

allowed on the Subject Property now as-of-right. Hence, the traffic impacts from this

development will be less than the development currently permitted.

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.

SGR/42760125.1
L. HOW THE PROPOSAL IMPACTS THE VALUE OF ADJACENT PROPERTY.
The impacts from the development proposed should be comparable to those from the

Master Mixed-Use Development and should result in an increase in property values in the area.

As the site plan submitted with the application demonstrates, the proposal is a thoughtful,

pedestrian-oriented, mixed-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.
The current proposal is consistent with the existing regulations in Henry County.

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 no greater impact on the integrity of adjacent and nearby

residential neighborhoods than the Master Mixed-Use Development.

IV. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

The current zoning of the Subject Property and any intervening zoning district or Comp

Plan designation other than that requested is unconstitutional and contrary to the best interest of

the health and welfare of the citizens of the City of Stockbridge, and constitutes an arbitrary and

capricious act. As a result, the City of Stockbridge Unified Development Code is in violation of

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

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

Paragraph 3 of the Constitution of the State of Georgia, 1983. Furthermore, the current zoning

SGR/42760125.1
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

or Comp Plan designation 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.

V. CONCLUSION

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

Future Land Use Map Amendment Applications at issue be approved. The Applicant also

SGR/42760125.1
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 19th day of May, 2023.

Respectfully submitted,

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

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

SGR/42760125.1
Annexation Evaluation Report

Henry County Planning & Zoning CITY OF STOCKBRIDGE AX-22-06

Commission District: 5
Commissioner: Bruce Holmes
Report Prepared by: Yaritza Nieves, Planner III

Applicant: Vista Residential Partners

Property Owners: RCVW Land, LLC;
Rodney S. Brown

Location: 630 Flippen Road, 384 Flippen Road, and undeveloped land on Flippen Road
Land Lots 26, 38, and 39 of the 12th District

Parcel ID(s): 030-01003001, 030-01004000, and 030-01004008

Request: Annexation and Rezoning

BOC Meeting: November 1, 2022

Lot Size: 278.394 +/- acres

Zoning History: The subject property is currently zoned MU (Mixed Use) as illustrated on the
Henry County Official Zoning Map, which was adopted on November 19, 2013,
by the Henry County Board of Commissioners.

A review of zoning files indicates that the subject property, as part of a larger
317.661 +/- acre development known as Reeve’s Creek, has been evaluated as a
Development of Regional Impact (DRI #2996) and was issued a Notice of
Decision (NOD) by the Atlanta Regional Commission (ARC) on October 3,
2019.

A review of zoning files indicates that the subject property was rezoned (RZ-19-
01), as part of the larger Reeve’s Creek development, from RA (Residential-
Agricultural) to MU (Mixed Use) on November 19, 2019, by the Henry County
Board of Commissioners with the following conditions:

1. Requirements of the Georgia Regional Transportation Authority (GRTA)
Notice of Decision (NOD) Attachment A, dated October 3, 2019, shall
be met by the owner/developer.

2. Should development on the subject property be completed in phases, a
phasing plan for each development phase's infrastructure completed by a
licensed Traffic Engineer shall be submitted for review and approval by
the Henry County Department of Transportation (HCDOT), prior to any
certificate of occupancy being issued for that phase of development,
unless conditioned otherwise.

3. The proposed Reeve's Creek Parkway, as illustrated on the site plan
dated August 21, 2019, shall be a four lane roadway with a raised median
\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations\Stockbridge\2022\AX-22-06, Flippen Road\AX-22-06, Flippen Road,11-01-22 BOC.doc
Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 2
with a width sufficient, meeting the approval of HCDOT, to contain left
turn lanes on approaches where median openings are allowed by
HCDOT.

4. The proposed Reeves Creek Parkway, as illustrated on the site plan dated
August 21, 2019, shall be constructed meeting the approval of HCDOT
prior to the cumulative trip generation of 2,000 trips per day for all
permitted development on any portion of the subject property being met.

5. Entrances shall be located such that the minimum intersection sight
distance and the minimum spacing requirement are met per the road’s
posted speed limit, and shall have a deceleration lane and acceleration
taper designed and constructed to HCDOT standards.

6. Owner/developer shall preserve property along Flippen Road for future
right-of-way width to sixty feet (60’) from center on both sides of
existing road along the site frontage.

7. No industrial development or uses shall be permitted.

8. The development shall be constructed in substantial compliance with the
preliminary site plan dated August 21, 2019.

9. All disturbed areas shall be sodded, except where landscaping is present
or installed.

10. The development shall not exceed 1,643 dwelling units.

11. All homes shall consist of all sides brick, stone, stucco, or any
combination of two (2) or more of the following materials on all sides
(brick, stone, stucco, or cement fiberboard). Vinyl based products are
only permitted in the soffits, eaves, and fascia.

12. All homes shall be built on site (no modular or manufactured homes).

13. If multiple apartment communities/pods are proposed, each apartment
pod shall be developed as a gated community. The gates shall be
maintained and monitored at the property owner’s expense.

14. Each apartment pod shall provide an amenity package required to consist
of at least three (3) of the following:

a. One (1) junior size Olympic pool and one (1) pool cabana
b. One (1) clubhouse
c. One (1) playground
d. One (1) covered pavilion
e. One (1) dog park
f. One (1) soccer/multi-use field
g. One (1) tennis court
h. Walking trails
i. Fitness facility

15. Each townhome pod shall provide a shared amenity package required to
consist of (at a minimum):
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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 3
a. One (1) dog park
b. Walking trails

16. All townhouses shall be a minimum of the following:

a. 1,000 square feet for one bedroom,
b. 1,500 square feet for two bedroom,
c. Additional 200 square feet for each additional bedroom over two
bedroom.

17. Dumpster(s) shall be placed on a concrete pad and enclosed on three (3)
sides. The enclosure shall be constructed of brick, stone, stucco or any
combination thereof.

18. There shall be a master sign plan reviewed and approved by the Planning
& Zoning Department prior to issuance of the first sign permit.

Adjacent properties are as follows:

North: City of Stockbridge
South: Unincorporated Henry County
East: Unincorporated Henry County
West: City of Stockbridge and Unincorporated Henry County

Current Land Use: Single-Family Residences and Undeveloped

Future Land Use: Mixed Use (up to 16.0 dwelling units per acre, net)

Proposed Zoning: As per the application materials, the City of Stockbridge proposes to annex the
subject property from the current zoning classification of MU (Mixed Use) to the
City of Stockbridge PUD (Planned Unit Development) zoning district.

Comments: The owners of the subject property are requesting the 100% annexation method
into the City of Stockbridge. According to the Official Code Georgia Annotated,
O.C.G.A § 36-36-20, municipal corporations can annex unincorporated areas
contiguous to the existing corporate limits – “contiguous” means abuts the
municipal limits, or is separated by a street, river or railroad-type right-of-way, or
city land, or land owned by some other political subdivision, or the lands owned
by the state.

The application packet was delivered to Henry County via statutory overnight
delivery, on October 7, 2022, in accordance with O.C.G.A. § 36-36-9, and would
appear to be within the required timeframe as established by O.C.G.A. § 36-36-6.
Confirmation of compliance with O.C.G.A. § 36-36-6 could not be confirmed as
the annexation application materials are not dated with the date that the
application was accepted by the City of Stockbridge.

The City of Stockbridge intends to annex the subject property consisting of
278.394 +/- acres from the current zoning classification of MU (Mixed Use) to
the City of Stockbridge PUD (Planned Unit Development) zoning district. With
the amendment of the City of Stockbridge Unified Development Code on March
14, 2022, the new PUD zoning district is currently the only mixed use zoning
district for the City of Stockbridge and encompasses the previous PTD (Planned
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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 4
Town Development), MUND (Mixed Use Neighborhood Development), and
TND (Traditional Neighborhood Development) zoning districts.

The Future Land Use Map (FLUM), as part of the Henry County/Cities Joint
2040 Comprehensive Plan, designation of the subject property is Mixed Use.
Mixed Use areas are described in the Comprehensive Plan as areas which include
parcels that are developed with a minimum of two uses as well as developments
that may be used for a mixture of uses as provided by ordinance. The Mixed Use
FLUM designation supports developments with a density of up to 16.0 dwelling
units per acre, net.

The applicant is requesting concurrent rezoning for the subject property for a
mixed single-family, multi-family apartments, townhomes, and
senior/independent living residential development, consisting of a total of 1,347
dwelling units. As per the application materials provided, the proposed
development for the subject property has a gross density of 4.89 dwelling units
per acre. As per the application materials provided, the proposed development for
the subject property has a net density of 7.07 dwelling units per acre. The
applicant’s request would appear to be consistent with the Mixed Use FLUM
designation of the subject property, which supports mixed use developments with
a net density of up to 16.0 dwelling units per acre, as described within the Henry
County/Cities Joint 2040 Comprehensive Plan.

The subject property is within an area designated by the Henry County/Cities
Joint 2040 Comprehensive Plan as an Activity Center Character Area. Activity
Center Character Areas are described within the Henry County/Cities Joint 2040
Comprehensive Plan as the main retail and commercial districts outside of
traditional town centers within Henry County. These areas may have higher
density of housing developed in a mixed used environment. Strategic policies for
these areas include:

 For new developments to meet the everyday needs of neighboring
communities;
 Encouraging mixed use within sites and within buildings;
 Encouraging parking management strategies;
 Multimodal hubs with quality streetscapes and transportation amenities;
 Requiring new developments to develop quality streetscapes and
transportation amenities; and
 Creating great public spaces and thoroughfares with well balanced,
fiscally sound, infrastructure investments to promote reliable trips.

Implementation policies include:

 Encourage mixed use within sites and within buildings;
 Encourage parking management strategies including shared parking
arrangements;
 Require sidewalks on both sides of streets both externally and internally
to new developments that connect to buildings;
 Promote high quality design of public spaces and the public realm that is
integrated within a development;
 Encourage Green Infrastructure and reductions in impervious surfaces;

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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 5
 Require new developments to develop quality streetscapes and
transportation amenities;
 Incorporate appropriate end-of-trip facilities such as bicycle racks,
showers/ locker rooms, etc., within new and existing developments;
 Encourage active ground floors, pedestrian scale design, and pedestrian
amenities in new developments and redevelopment of existing sites; and
 Encourage intra-parcel connectivity and new development should not
preclude future connections.

Although the subject property, as part of a larger 317.661 +/- acre development
known as Reeve’s Creek, has already been evaluated as a Development of
Regional Impact (DRI #2996) and was issued a Notice of Decision (NOD) by the
Atlanta Regional Commission (ARC) on October 3, 2019, the currently proposed
development varies substantially to the original proposal as evaluated per the
review of DRI #2669. As per the Official Compilation of the Rules and
Regulations of the State of Georgia, Ga. Comp. R. & Regs. r. 110-12-7-.05, the
ARC may determine that previously submitted DRIs may be subject to
subsequent evaluation as a new DRI if the project changes are substantial enough
to warrant this. The ARC has determined that reevaluation is warranted in this
case. A new DRI application has been submitted and accepted by the ARC for
the subject property (Reeve’s Creek II, DRI #3799).

Per O.C.G.A. § 36-36-113, a county’s objection to an annexation is valid if the
proposed annexation would create a substantial or significant change in zoning or
land use, increase in density, or increase in infrastructure demands.

Recommendation: It is Planning & Zoning staff’s opinion that the annexation request would not
create a significant change in the surrounding land uses and the future land use
designation for the properties.

While it is Planning & Zoning staff’s opinion that there are no grounds for
objection for this annexation request as per O.C.G.A. § 36-36-113, Planning &
Zoning Staff would encourage the City of Stockbridge to consider the zoning
conditions placed upon the subject property as part of their zoning approval (RZ-
19-01) in their evaluation of this annexation and rezoning request. These zoning
conditions are described in Resolution 19-287 which is attached hereto. Planning
Staff would also encourage the City of Stockbridge to consider the findings of
the DRI review upon completion, including, but not limited to, the
recommendations as per the Final Report and the recommendations of the Notice
of Decision (NOD), in their evaluation of this request at the time of zoning.

Upon review of application materials, including DRI #3799 materials, Planning
and Zoning Staff would encourage the City of Stockbridge to consider the
additional Staff recommended conditions:

1. Requirements of the Georgia Regional Transportation Authority (GRTA)
Notice of Decision (NOD) Attachment A for DRI #3799 shall be met by
the owner/developer.

2. Should development on the subject property be completed in phases, a
phasing plan for each development phase's infrastructure completed by a
licensed Traffic Engineer shall be submitted for review and approval by

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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 6
the City of Stockbridge, prior to any certificate of occupancy being
issued for that phase of development, unless conditioned otherwise.

3. Entrances shall be located such that the minimum intersection sight
distance and the minimum spacing requirement are met per the road’s
posted speed limit, and shall have a deceleration lane and acceleration
taper designed and constructed to City of Stockbridge standards.

4. Owner/developer shall preserve property along Flippen Road for future
right-of-way width to sixty feet (60’) from center on both sides of
existing road along the site frontage. This preservation strip shall be
under one owner, rather than included within residential building lots.
Where road widening as part of site development requires, additional
right-of-way may be required.

5. Sidewalks shall be provided along the subject property’s frontage along
Flippen Road and shall be a minimum of ten feet (10’) wide.

6. Sidewalks for the use of pedestrians and bicyclists shall be provided
throughout the development and shall connect to paths, residential areas,
amenity areas, and commercial areas. Sidewalks shall be paved and a
minimum of eight feet (8’) wide. Benches and/or similar resting areas
shall be paved and provided along sidewalks, outside of the paved
sidewalk path.

7. All commercial uses shall provide bicycle racks, storage, or spaces.
Bicycle racks, storage, or spaces shall be located near the entrance of an
establishment and/or near a sidewalk. Any bicycle spaces shall be posted
as such.

8. An area equal to one (1) percent of the total floor area within the
development shall be provided as public space. Public space(s) shall be
within view of a public roadway and accessible to pedestrians via
sidewalk(s). Public spaces can include transit stops, plazas, courtyards,
atriums, pavilions, or other similar public spaces with benches and/or
seating areas. At least one (1) covered pavilion with tables and seating
areas shall be provided.

9. The development shall be constructed in substantial compliance with the
DRI Site Plan (Master Rezoning Plan prepared by PEC+, dated August
1, 2022).

10. The development shall not exceed 1,347 dwelling units.

11. Senior living units shall be limited in accordance with the federal Fair
Housing Act and the federal Housing for Older Persons Act, 42 U.S.C. §
3601, et seq., and the Georgia Fair Housing Act, O.C.G.A. § 8-3-200, et
seq. to require that at least eighty percent (80%) of all dwellings within
the development must be occupied by at least one (1) person who is over
the age of fifty-five (55), and that no individual under the age of nineteen
(19) may be a permanent resident. The development shall publish and
adhere to policies and procedures that demonstrate the intent to operate
as "55 or older" housing community and shall comply with the United
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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 7
States Department of Housing and Urban Development (HUD)
regulatory requirements for age verification of residents.

12. All homes shall consist of all sides brick or stone. Up to 20% of each
elevation may be of a different accent material such as cement
fiberboard. Vinyl based products are only permitted in the soffits, eaves,
and fascia.

13. All homes shall be built on site (no modular or manufactured homes).

14. Each townhome and apartment pod/development shall be developed as a
gated community. The gates shall be maintained and monitored at the
property owner’s expense.

15. All single-family homes and townhomes shall have two-car garages. All
garages shall be side or rear entry where feasible, provided that all corner
lots have a side entry garage.

16. All single-family and townhome driveways shall be a minimum of forty
feet (40’) in length measured from the back of curb with a minimum
width of twenty feet (20’).

17. Each townhome and apartment pod shall provide an amenity package
required to consist of at least four (4) of the following:

a. One (1) resort style pool and one (1) pool cabana
b. One (1) minimum 2,000 square foot clubhouse
c. One (1) playground with benches
d. One (1) minimum 1,500 square foot covered pavilion
e. One (1) dog park
f. One (1) tennis court or basketball court
g. Fitness facility

18. Walking trails and pocket parks with benches or other similar resting
areas shall be provided throughout the development and shall connect to
sidewalks, residential areas, and/or amenity areas.

19. Dumpster(s) shall be placed on a concrete pad and enclosed on three (3)
sides. The enclosure shall be constructed of brick or stone.

20. An undisturbed or enhanced minimum 50-foot buffer shall be maintained
around the southern and northern property lines of the property. This
buffer shall include new evergreen tree plantings, but shall otherwise be
undisturbed. New evergreen trees planted in this buffer shall be a
minimum of 6’ in height at time of installation.

21. All required buffers shall be located outside of any building lot.

22. Stormwater management facilities can be included as passive open space
only if they are landscaped, maintained as a feature of the development,
and walking trails or multi-use paths are included around the entirety of
the pond which connect to sidewalks or multi-use paths within the
development.

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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 8
23. No portion of any stormwater management facility that are not used as
passive open space, as per other conditions, shall be located on any
portion of a building lot. Stormwater management facilities which are
not passive open space, as per other conditions, shall be secured by a 5-
foot high fence and shall have a minimum ten-foot (10’) undisturbed or
enhanced screening buffer. All driveways, access easements, and
emergency access easements must be paved and dust free.

24. All disturbed areas shall be sodded, except where landscaping is present
or installed.

25. There shall be a master sign plan reviewed and approved by the Planning
& Zoning Division of the Community Development Department prior to
issuance of the first sign permit.

Attachments:
 Resolution 19-287 (RZ-19-01)
 DRI #2996 Notice of Decision
 RZ-19-01 Site Plan, dated August 21, 2019
 Zoning Map
 Future Land Use Map
 Application Packet
 City of Stockbridge Rezoning Application Packet
 City of Stockbridge Comprehensive Plan Amendment Application Packet
 DRI #3799 Site Plan, dated August 1, 2022

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations\Stockbridge\2022\AX-22-06, Flippen Road\AX-22-06, Flippen Road,11-01-22 BOC.doc
Legend
AX-22-06
RS
RMH
RM
RD
RA
R-4
R-3
R-2
R-1
PD
OI
MU
MR2
MR1
M-2
M-1
DTRC
DTMU
CITY
C-3
C-2
C-1

Scale: 1"= 1000'

Current Zoning Map
This map is for graphical
representation only. It is
not a legal document.
Future Land Use Map

AX-22-06 RR - Rural Residential COM - Commercial PRC - Park/Recreation/Conservation

FLU LD - Low Density Residential OI - Office Institutional TCU - Transportation/Communication/Utilities
CITY MD - Medium Density Residential INDUS - Industrial
MX - Mixed Use HD - High Density Residential PI - Public/Institutional
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REGIONAL REVIEW FINDING

DATE: March 29, 2023

TO: Mayor Anthony Ford, City of Stockbridge
ATTN TO: Ryan Anderson, Chief Planner, City of Stockbridge
FROM: Mike Alexander, Director, ARC Center for Livable Communities
RE: Development of Regional Impact (DRI) Review

ARC has completed a regional review of the below DRI. ARC reviewed the DRI’s relationship to regional plans,
goals and policies – and impacts it may have on the activities, plans, goals and policies of other local
jurisdictions as well as state, federal and other agencies. This final report does not address whether the DRI
is or is not in the best interest of the host local government.

Name of Proposal: Reeves Creek II DRI 3799
Submitting Local Government: City of Stockbridge
Date Opened: March 7, 2023 Date Closed: March 29, 2023

Description: A DRI review of a proposal to construct a mixed-use project with 828 multi-family units, 191
townhomes, 41,000 SF of office space, 5,000 SF of retail space, and 328 single-family detached units on a
278-acre site off of Flippen Road in the City of Stockbridge in Henry County.

Comments:

Key Comments

The Atlanta Region’s Plan assigns the Established Suburbs growth management designation to the project
site. The project is somewhat aligned with Established Suburbs policy recommendations which note:
“Preservation of existing single-family neighborhoods is important…infill and redevelopment will occur in
areas of retail/commercial concentrations, especially commercial corridors.”

The provision of 89 acres of floodplain and other natural areas is supportive of regional environmental
policies.

The projects inclusion of a range of housing types – single-family detached, single-family attached, multi-
family, and senior housing is highly aligned with regional housing policies.

The project is expected to generate approximately 9,582 daily new vehicular trips; several improvements to
mitigate project generated vehicular traffic are identified in the TIS.
The inclusion of a multi-use trail within the project with a connection to the regional Reeves Creek Trail is
supportive of regional multi-modal transportation policies.

The provision of a small amount of neighborhood serving retail is supportive of regional multimodal
policies; locating the retail use closer to the denser residential areas would improve access and further
support vehicular trip reduction.

Incorporation of green stormwater and heat island mitigation designs for the large number of surface car
parking spaces proposed would be supportive of regional environmental policies.

A total of 3,671 surface parking spaces are proposed which is 1,214 more than the number required; a
reduction in proposed spaces would be in keeping with regional multi-modal and environmental policies.

The project is located within the Little Cotton Indian Creek Water Supply Watershed which is a public water
supply source for Clayton County. As such, more restrictive stream buffers and impervious limits than
those provided may actually be required under state law and the City of Stockbridge should follow up
accordingly to ensure that all applicable water supply watershed regulations are met.

An area at the center of the property south of Reeves Creek appears to show a channelized or piped stream
with what appear to be the City stream buffers but no State 25-foot Sediment and Erosion Control Buffer.
If there is actually a stream in this location, the State Buffer also needs to be shown and accomodated by
the development footprint.

General Comments

The Atlanta Region’s Plan, developed by ARC in close coordination with partner local governments, is
intended to broadly guide regional development in the 12-county metro region to ensure that required
infrastructure and resources are in place to support continued economic development and prosperity. The
Plan assigns a relevant growth management category designation to all areas in the region– Established
Suburbs for this project - and provides accompanying growth policy recommendations which are detailed
at the end of these comments.

The proposed mix of uses is supportive of regional growth, placemaking and multi-modal transportation
policies. However the location of the office uses seems somewhat isolated from nearby commercial areas.
The inclusion of a small amount of neighborhood retail offers the chance for project residents to reduce or
shorten trips for daily necessities. However, its proposed location is somewhat isolated from the multi-
family residential and office areas where the bulk of the customers would be drawn from. Ideally the retail
could be located next to the office uses in walking distance of the multi-family buildings.

Transportation and Mobility Comments

ARC’s Transportation Access and Mobility Group comments are attached.
The project is projected to generate 9,582 daily new vehicular trips; a number of roadway improvements to
mitigate the traffic impact are proposed.

The inclusion of a multi-use trail is supportive of regional multi-modal transportation policies.The final
layout of the trail should be carefully studied to provided optimal multi-modal transportation connectivity
within the site and as well as to the adjacent Reeves Creek Trails.

Care should be taken to ensure that the development, as constructed, promotes an interconnected,
functional, clearly marked and comfortable pedestrian experience on all driveways, paths, entrances, and
parking areas. To the maximum extent possible, new driveways and intersection corners where
pedestrians will cross should be constructed with minimal curb radii to reduce speeds of turning vehicles
and decrease crossing distances for pedestrians.

No EV charging spaces appear to be provided; provision of adequate EV charging spaces would be
supportive of regional EV infrastructure policies.

A total of 3,671 surface parking spaces are proposed which is 1,214 more than the number required; a
reduction in proposed spaces would be in keeping with regional multi-modal and environmental policies.

ARC Natural Resources Group Comments

ARC’s Natural Resources Group comments are attached.

The proposed project property is located entirely within the Little Cotton Indian Creek Water Supply
Watershed which is a public water supply source for Clayton County. It is classified as a small (less than 100
square mile) water supply watershed. Under the Georgia Planning Act of 1989, all development in a small
public water supply watershed is subject to the DNR Part 5 Water Supply Watershed Minimum Criteria
(Chapter 391-3-16-.01, Criteria for Water Supply Watersheds) unless alternative criteria are developed and
adopted by the jurisdiction according to the requirements of the Part 5 criteria and are then approved by
Georgia EPD. The minimum criteria include a 100-foot vegetative buffer and 150-foot impervious setback
along all perennial streams within 7 miles upstream of a public water supply reservoir or public water
supply intake. This project is within 7 miles of the reservoir and, based on the USGS coverage for the
project area, is crossed by one perennial stream, Reeves Creek. In addition, without approved alternate
criteria, impervious surface is limited to 25 percent of the basin area. While an online search of City of
Stockbridge ordinances and agendas indicate that a watershed protection ordinance was adopted by the
City sometime before April, 2001, the requirements of that ordinance have not been found and it is not
known if ordinance is still in effect or whether it follows the Henry County Watershed Protection Ordinance
standards for Little Cotton Indian Creek, which include a perennial stream 200-foot impervious surface
setback.

The USGS coverage for the project areas shows Reeves Creek crossing the property with an intermittent
tributary to Reeves Creek on the eastern side of the property. The site plan shows three additional
unmapped tributaries to Reeves Creek on the property. The submitted site plan shows 50-foot undisturbed
buffer and a 75-foot impervious surface setback required under the City of Stockbridge Stream Buffer
Ordinance as well as the State 25-foot Sediment and Erosion Control Buffer on all streams. An area at the
center of the property south of Reeves Creek shows what appear to be the City buffers, but no State 25-
foot Sediment and Erosion Control Buffer, and appears to be channelized or piped. If this is a stream, the
State Buffer also needs to be shown. As noted above, the project property is within Clayton County’s Little
Cotton Indian Creek Water Supply Watershed and is within 7 miles of the public water supply reservoir.
Reeves Creek, as a perennial stream, may be subject to the DNR Part 5 Water Supply Watershed Minimum
Criteria’s 100-foot vegetative buffer and 150-foot impervious setback, unless alternate criteria have been
adopted and approved by Georgia EPD.

Any unmapped streams on the property may also be subject to the City’s Stream Buffer Ordinance. All
streams as well as any other waters of the state on this property are also subject to the State 25-foot
Sediment and Erosion Control Buffer.

Environmental Comments

A total of 89 acres of forested floodplain and stream buffer area associated with Reeves Creek is proposed
to be retained. Additional retention of these areas would be desirable and in keeping with regional goals
regarding carbon sequestration and climate change/heat island effect mitigation. Designation of this area
as managed open/conservation space could meaningfully reduce the overall impact of the project. There
may be potential opportunities for linking these fragmented undeveloped areas with adjacent undeveloped
or protected areas to ensure their maintenance and potential use for recreation or habitat preservation.
Incorporation of green stormwater and heat island mitigation designs for the large number of surface car
parking spaces proposed would be supportive of regional environmental policies.

The project can further support The Atlanta Region's Plan in general by incorporating other aspects of
regional policy, including green infrastructure and/or low-impact design, e.g., pervious pavers, rain
gardens, vegetated swales, etc., in parking areas and site driveways, and as part of any improvements to
site frontages.

Atlanta Region’s Plan Growth Policy Considerations: Established Suburbs

According to the Atlanta Region’s Plan, Established Suburbs are areas where suburban development has
occurred and are characterized by single-family subdivisions, commercial development, and office,
industrial and multi-family development. These areas represent the part of the region that has recently
reached “build-out.” With few remaining large parcels for additional development, these are the areas in
which the region may see the least amount of land-use change outside of retail and commercial areas.
While there is still room for limited infill development, these areas will begin to focus more on
redevelopment over the next 30 years.

Preservation of existing single-family neighborhoods is important, and wholesale change will most likely
not occur in the single-family subdivisions that make up a majority of these areas. However, infill and
redevelopment will occur in areas of retail/commercial concentrations, especially commercial corridors.
With its provision of a variety of housing options and preservation of floodplain and stream buffer areas,
the project generally aligns with The Atlanta Region's Plan's recommendations for Established Suburbs.
Some revisions to the mix and location of uses and a reduction in the number of surface parking spaces
could further this alignment. City of Stockbridge leadership and staff, along with the applicant team,
should collaborate closely to ensure maximum sensitivity to nearby local governments, neighborhoods,
land uses and natural systems.

THE FOLLOWING LOCAL GOVERNMENTS AND AGENCIES RECEIVED NOTICE OF THIS REVIEW:
ATLANTA REGIONAL COMMISSION GEORGIA DEPARTMENT OF NATURAL RESOURCE GEORGIA DEPARTMENT OF COMMUNITY AFFAIRS
GEORGIA DEPARTMENT OF TRANSPORTATION GEORGIA REGIONAL TRANSPORTATION AUTHORITY GEORGIA SOIL AND WATER CONSERVATION COMMISSION
GEORGIA ENVIRONMENTAL FINANCE AUTHORITY GEORGIA CONSERVANCY CLAYTON COUNTY
HENRY COUNTY CITY OF STOCKBRIDGE CITY OF MORROW
CITY OF MCDONOUGH CITY OF JONESBORO

For questions, please contact Donald Shockey at (470) 378-1531 or dshockey@atlantaregional.org. This
finding will be published to the ARC review website located at http://atlantaregional.org/plan-reviews.
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P: (770) 451-2741 F: (770) 451-3915

This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
50' LANDSCAPE BUFFER
50' LANDSCAPE BUFFER

WWW.PEC.PLUS
IM FER
75'
BUF
ED
URB
IST FER
A UND UF
NORTH TRACT: 50' SB
IOU
(86) 52' x 120' SINGLE FAMILY LOTS RV
POCKET
OPEN PARK PE
172 SPACES REQUIRED @ 2.0 SP/UNIT SPACE POCKET
344 SPACES (2 GARAGE + 2 DRIVEWAY MASTER 50' LANDSC
PARK
APE BUFFER
SPACES) TO BE PROVIDED AMENITY
AREA
POCKET
PARK

SITE DRIVEWAY #1 FULL ACCESS
Planners & Engineers Collaborative+

50' LANDSCAPE BUFFER
ENTRANCE/EXIT
DRIVEWAY #1
Ex. STOP
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING

It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
STOP
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES

APE BUFFER
NORTH TRACT:
TIE INTO COMMERCIAL
DEVELOPMENT FOR (59) 62' x 120' SINGLE FAMILY LOTS 350 RESEARCH COURT STE 200
B ALTERNATE ACCESS IF 118 SPACES REQUIRED @ 2.0 SP/UNIT TRACT NOT
ROAD STUBBED FOR
GRANTED EASEMENT
236 SPACES (2 GARAGE + 2 DRIVEWAY SPACES) INCLUDED PEACHTREE CORNERS, GA 30092
50' LANDSC
FUTURE ACCESS TO
DAVIDSON PARKWAY SITE DRIVEWAY #4 TO BE PROVIDED +/- 13.59 ACRES NORTH TRACT:
75' IM

APE BUFFER
50' UNDISTU
(113) 42' x 120' SINGLE FAMILY LOTS
PERV
IOUS BUFFER

50' UNDISTU
50' LANDSCAPE BUFFER
IOUS 226 SPACES REQUIRED @ 2.0 SP/UNIT
IOUS BUFF
50' LANDSCAPE BUFFER
50' U BUFF

RBED BUFF
452 SPACES (2 GARAGE + 2 DRIVEWAY
NDIS ER

ER
RBED BUFF
TURB
SPACES) TO BE PROVIDED PROJECT
50' LANDSC

ER
ED B
75' IMPERV UFFE

ER
GATED
5' CONCRETE SIDEWALK ALONG
75' IMPERV
ENTRY
ER STREET FRONTAGE, TO BE PLACED
FF
BU R

DRI# 3799
FE
MIN. OF 8' OFF EDGE OF TRAVEL LANE
US UF
IO
RV DB
PE BE
' IM UR
75 IST
ND

POCKET
PARK
50
'U OPEN
SPACE

EXISTING DRIVE TO BE
STORMWATER
FACILITY
REEVES CREEK II
STORMWATER RELOCATED FOR
FACILITY ACCESS TO INTERNAL
PARCELS
STORMWATER
FACILITY
POCKET
75' IM
A MASTER PLANNED RESIDENTIAL
PARK
POCKET
PARK
50' U
NDIS
PER
VIOU
TUR
S BU
BED
FFE
MIXED-USE DEVELOPMENT
BUF EXISTING DRIVE TO BE
FER RELOCATED FOR
ACCESS TO INTERNAL AT
PARCELS
75' IM
PER
50' U VIO
NDIS
TUR
US
BED
BU F
BUF
FER 630 FLIPPEN ROAD
FER
50'
UN
STOCKBRIDGE, GEORGIA 30281
DIS
STORMWATER 75' TU
D FACILITY
IMP
ER
VIO
RB
ED
BU
FFE
US
BU
FFE
R 75'
50'
IMP
UN
ER
VIO
US
CITY OF STOCKBRIDGE/
STORMWATER DIS
FACILITY
TU
RB
ED
BU
BU
FFE
FFE
R 6' BENCH
HENRY COUNTY JURISDICTION

LEGEND:
8' REEVES CREEK MULTI-USE TRAIL 10

BLDG-3
TO END HERE 35 UNITS
3/4 STORY
6' BENCH

Ex. STOP EXISTING SIGNED APPROACH STOP PROPOSED SIGNED APPROACH 11 SPLIT
8' REVEES CREEK
5 10

26
AT
MULTI-USE TRAIL
340 MULTI-FAMILY UNITS
10

RIV 10
BLDG-4
E BLDG-4 35 UNITS

ER
11
ST
RE
ET 35 UNITS
3/4 STORY
SPLIT
3/4 STORY
SPLIT 595 SPACES REQUIRED @ 1.75 SP/UNIT 6' BENCH FOR
EXISTING LANE GEOMETRY PROPOSED LANE GEOMETRY ED BUFF
ISTURB 602 SPACES @ 1.77 SP/UNIT
50' UND FF E R 8

S BU 6' BENCH
ERVIOU TO BE PROVIDED
75' IMP 75' IM
10 10 10

PERV
VISTA REALTY PARTNERS
BLDG-2
35 UNITS

IOUS
3/4 STORY

E EXISTING TRAFFIC SIGNAL ACCESS DRIVEWAY
SPLIT
10
9 10 10 12 9
STORMWATER
6' BENCH NEIGHBORHOOD RETAIL

FACILITY
Ex. BLDG-5 BLDG-6 BUFF WITH REVEES CREEK TRAIL
NDIS ER
UNITS 35 UNITS
3/4 STORY 3/4 STORY

TURB HEAD RESTROOMS W/ 62
SPLIT
STORMWATER 10 10
10 12 SPLIT

ED B
FACILITY 26' PRIVATE STREET

PROPOSED TRAFFIC SIGNAL PARKING SPACES
UFFE
7 10 10 11
10

DUMPSTER W/
ENCLOSURE
10 12

POCKET 50' U 8' CROSSWALK TO TIE INTO
PARK
BLDG-6
EXISTING REVEES CREEK
DOG
PARK
35 UNITS
3/4 STORY
BLDG-4
MULTI-USE TRAIL
SITE DATA: BLDG-1
SPLIT
35 UNITS
3/4 STORY BIKE

MUNICIPALITY PROJECT #
SPLIT RACK
35 UNITS
3/4 STORY
NORTH TRACT: SPLIT
10

BLDG-7
BLDG-7
35 UNITS

TOTAL SITE AREA 278.351 ACRES (70) 52' x 120' SINGLE FAMILY LOTS
STORMWATER
FACILITY
11
35 UNITS
3/4 STORY
SPLIT
3/4 STORY
SPLIT FULL ACCESS
BLDG-8
35 UNITS
SITE DR ENTRANCE/EXIT
100 YR. FLOODPLAIN & PROPOSED R/W AREA 87.92 ACRES 140 SPACES REQUIRED @ 2.0 SP/UNIT 3/4 STORY
SPLIT IVEWAY DRIVEWAY #2
7 6
#2 (M)
280 SPACES (2 GARAGE + 2 DRIVEWAY
SPACES) TO BE PROVIDED
REVISIONS
CAR 7 6

NET SITE AREA 190.431 ACRES WASH &
MAINT.
RESTROOM
26' PRIVATE
MAINTENANCE
STREET
BLDG-3 REEVES
CREE
PARKIN K TRAIL
OPEN 35 UNITS POCKET
ZONING
1/4" / 12"

CAR WASH
8 12 7 3/4 STORY
SPACE PARK
306 MULTI-FAMILY UNITS
1/4" / 12" 1/4" / 12"

POCKET
1/4" / 12"

10
BLDG-8
SPLIT G LOT
PARK 50' 4
35 UNITS

75' 3/4 STORY
536 SPACES REQUIRED @ 1.75 SP/UNIT NO. DATE BY DESCRIPTION
SPLIT

EXISTING ZONING RA UN
IMP
BLDG-10

30 UNITS AMENITY 536 SPACES @ 1.75 SP/UNIT
FFE
CO
3 STORY

10/25/2022
AREA
1 SL
PA FLAT
TO BE PROVIDED REVISIONS PER STAFF COMMENTS
BU
TO BLDG-9

PROPOSED ZONING PUD - PLANNED UNIT DEVELOPMENT
35 UNITS

BED
Ex. STOP
10
3/4 STORY
FFE
SPLIT

TUR
AND SOLUTION TO NORTH ACCESS
DIS BU POCKET ENTRY
ZONING JURISDICTION
TOWNHOME SETBACK REQUIREMENTS ANNEXED
FRONT TO CITY OF STOCKBRIDGE
- LOADED REAR - LOADED US PARK BLDG-9
GATES

VIO 2 2/2/2023 SL
30 UNITS LEASING
GRTA Updates and Site Plan Changes
ER
3 STORY
CALL OFFICE/
FLAT CLUBHOUSE
STOP
BOX

FRONT YARD SETBACK MIN: 15 FEET MIN: 5 FEET AT
OPEN
COMPACTOR
RIV ET SPACE
'P E
26 STR

REAR YARD SETBACK MIN: 10 FEET MIN: 10 FEET AMENITY
AREA
BLDG-2
30 UNITS
BLDG-1
30 UNITS
3 STORY 3 STORY
POCKET FLAT FLAT
PARK
SIDE YARD MIN: 5 FEET MIN: 5 FEET ENTRY
GATES
IN /
AS E E
RESIDENT
ONLY
RESIDENT
ONLY GATES
RESIDENT
LE FFIC US
O BHO GATES ONLY GATES
U OPEN
CALL CL SPACE
BOX
FULL ACCESS
ENTRANCE/EXIT

DISTANCE BETWEEN BUILDINGS SIDE TO SIDE: 15 FEET MIN

AT
RIV E 10

' P IV
FRONT TO FRONT/BACK TO BACK: 40 FEET MIN 26 DR

G DETACHED SINGLE FAMILY SETBACKS 3
4 SPLIT
SENIOR
STORMWATER BUILDING
FACILITY
FULL ACCESS
OFFICE SITE DRIVEWAY #3 (S)
FRONT YARD SETBACK 20 FEET ENTRANCE/EXIT
3 BLDG. 8' MULTI-USE TRAIL TO TIE INTO
4 SPLIT
SENIOR 7,000 SF
CORNER SIDE YARD SETBACK 10 FEET
BUILDING
AMENTIY
COURTYARD 5' CONCRETE SIDEWALK
OFFICE OFFICE FULL ACCESS
BLDG. COURTYARD BLDG. ENTRANCE/EXIT
DRIVEWAY #3
INTERIOR SIDE YARD SETBACK 5 FEET (MIN. 10 FEET BETWEEN STRUCTURES) 13,500 SF 13,500 SF
CA
OFFICE
AN
REAR YARD SETBACK 20 FEET A BLDG.
AM
EN
IT
7,000 SF
STOP
PO
OL
SCREENING BUFFER AGAINST R DISTRICT 50 FEET TOWNHOME
AMENITY POCKET
DUMPSTER W/
AREA 5' CONCRETE SIDEWALK ALONG
DEVELOPMENT STANDARDS PARK ENCLOSURE

STREET FRONTAGE, TO BE PLACED
42' X 120' LOTS= 113 LOTS MIN. OF 8' OFF EDGE OF TRAVEL LANE
LINEAR
GREEN SPACE
DETACHED SINGLE FAMILY PROVIDED 52' X 120' LOTS= 156 LOTS
H INDEPENDENT SENIOR AGE
62' X 120' LOTS= 59 LOTS
RESTRICTED LIVING 182 UNITS
TOTAL= 328 LOTS BLDG-10
30 UNITS
3 STORY
OFFICE BUILDINGS (41,000 SF) FLAT

(2) 3/4-SPLIT INDEPENDENT UNITS= 182 UNITS 123 SPACES REQUIRED @ 3 SP/ 1,000 SF
SENIOR LIVING UNITS PROVIDED 173 SPACES PROVIDED THIS SEAL IS ONLY VALID IF COUNTER SIGNED
STORMWATER
AND DATED WITH AN ORIGINAL SIGNATURE.
FACILITY

TOTAL SENIOR LIVING UNITS= 182 UNITS

TOWNHOME UNITS PROVIDED 24' X 50' FRONT LOAD TOWNS= 191 UNITS

J:\2020\2006900\De\Annex-Stockbridge\20069.00-Site Zone-7 Annexed-GRTA.dwg - KWood - 2/14/2023 10:38 AM
(191) 24' X 50' FRONT LOAD TOWNHOMES
BLDG-4

MULIT-FAMILY UNITS PROVIDED MUTI-FAMLY UNITS= 340 UNITS 382 SPACES REQUIRED @ 2.0 SP/UNIT 35 UNITS
3/4 STORY
POCKET
PARK
764 SPACES (2 GARAGE + 2 DRIVEWAY SPLIT

MUTI-FAMLY UNITS= 306 UNITS SPACES) TO BE PROVIDED

TOTAL MULTI-FAMILY UNITS= 646 UNITS
TOTAL RESIDENTIAL UNITS PROVIDED 1,347 UNITS

TOTAL NET SITE DENSITY PROVIDED 7.07 DUA (1,347 UNITS/ 190.431 ACRES)

TOTAL GROSS DENSITY PROVIDED 4.84 DUA (1,347 UNITS/ 278.351 ACRES)
POCKET
SITE CONSULTANTS: GSWCC LEVEL II DESIGN PROFESSIONAL
PARK

NEIGHBORHOOD RETAIL SF PROVIDED 5,000 SF CERTIFICATION # 0000059389 EXP. 10/28/2024
TRAFFIC ENGINEER
OFFICE / LIGHT INDUSTRIAL PROVIDED 41,000 SF
A & R ENGINEERING
GRTA SITE
POCKET
PARK

TOTAL COMMERCIAL PROVIDED 46,000 SF ABDUL AMER
2160 KINGSTON COURT, SUITE O SITE LOCATION
OPEN SPACE CALCULATIONS
MARIETTA, GEORGIA 30067
MIN. OPEN SPACE REQUIRED

OPEN SPACE PROVIDED
20% (55.68 ACRES)

25.6% (71.23 ACRES) (INCLUDING FLOODPLAIN)
PHONE: (770) 690-9255
SITE LOCATION PLAN
OWNER/ DEVELOPER CONTACT
0 100 200 400 600
VISTA REALTY PARTNERS
PARKING REQUIREMENTS MICHAEL NEYHART
228 SPACES (1.25 SP/DWELLING UNIT)
SINGLE FAMILY LOTS: 2964 PEACHTREE ROAD, SUITE 585 SCALE: 1" = 200'
MIN. SENIOR LIVING PARKING REQUIRED
ATLANTA, GEORGIA 30305
SENIOR LIVING PARKING PROVIDED 250 SPACES (1.37 SP/DWELLING UNIT) 42' X 120' DETACHED LOTS PHONE: (404) 835-5778 DATE: 08/01/2022
MIN. TOWNHOME PARKING REQUIRED 382 SPACES (2.0 SP/DWELLING UNIT) 52' X 120' DETACHED LOTS PROJECT: 20069.00
CIVIL ENGINEER/ SITE PLANNER
TOWNHOME PARKING PROVIDED 764 SPACES (2 GARAGE + 2 DRIVEWAY)
62' X 120' DETACHED LOTS GRID NORTH

MIN. MULTIFAMILY PARKING REQUIRED 1,130 SPACES (1.75 SP/DWELLING UNIT) PLANNERS & ENGINEERS COLLABORATIVE
KENNETH WOOD
MULTIFAMILY PARKING PROVIDED 1,135 SPACES (1.75 SP/DWELLING UNIT) 350 RESEARCH COURT

G1
K PEACHTREE CORNERS, GEORGIA 30092

MIN. SINGLE FAMILY PARKING REQUIRED 656 SPACES (2.0 SP/DWELLING UNIT)
PHONE: (770) 451-2741
24 HOUR CONTACT:

MIN. SINGLE FAMILY PARKING PROVIDED 1,312 SPACES (2 GARAGE + 2 DRIVEWAY)
www.Georgia811.com
TOTAL RESIDENTIAL PARKING REQUIRED 2,396 SPACES
MICHAEL NEYHART Knowwhat'sbelow. SITE LOCATION MAP FEMA FIRM MAP
TOTAL RESIDENTIAL PARKING PROVIDED 3,461 SPACES Callbefore
GPSyou dig.
CONTROL PT#1
NOT TO SCALE NOT TO SCALE SHEET
GEORGIA WEST ZONE

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
Henry County, GA

Overview

Legend
Parcels
Roads
Cities

295 ft

Parcel ID 030-01004008 Class R Owner BROWN RODNEY S Land
$34,500
Property 384 FLIPPEN RD Acreage 2.75 Address 384 FLIPPEN RD Value:
Last 2 Sales
Address STOCKBRIDGE GA Building
$176,900 Date Price Reason Qual
District County/UnIncorp 30281 Value:
9/8/2011 $0 FAMLY/GIFT U
Misc
$0 CONTIGUOUS
Value: 6/29/2011 $86,500 U
PROPERTY
Total
$211,400
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: 9/7/2022
Last Data Uploaded: 9/7/2022 2:22:52 AM
Developed by
Henry County, GA

Overview

Legend
Parcels
Roads
Cities

590 ft

Parcel ID 030-01003001 Class R Owner RCVW LAND LLC Land
$501,000
Property 630 FLIPPEN RD Acreage 24.97 Address 2964 PEACHTREE Value:
Address RD STE 585 Building Last 2 Sales
$249,000
District County/UnIncorp ATLANTA GA 30305 Value: Date Price Reason Qual
Misc 1/22/2021 $750,000 OTHER U
Value: 12/29/1995 $0 FAMLY/GIFT U
Total
$750,000
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: 9/7/2022
Last Data Uploaded: 9/7/2022 2:22:52 AM
Developed by
Henry County, GA

Overview

Legend
Parcels
Roads
Cities

1,180 ft

Parcel ID 030-01004000 Class R Owner RCVW LAND LLC Land
$6,576,100
Property Acreage 249.19 Address 2964 PEACHTREE RD Value: Last 2 Sales
Address STE 585 Building Date Price Reason Qual
$350,300
District County/UnIncorp ATLANTA GA 30305 Value: MULTI
10/26/2021 $7,600,000 U
Misc PARCEL
$1,900
Value: D OF
2/13/1992 $0 U
Total ASSNT
$6,928,300
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: 9/7/2022
Last Data Uploaded: 9/7/2022 2:22:52 AM
Developed by
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2020\2006900\Su\_Drawings\Reeves ALTA for legals.dwg - Jonathan - 9/13/2022 2:26 PM

GPS CONTROL PT#1

E 2269499.64

N 1283525.88

REVISIONS

Planners & Engineers Collaborative+
LAND PLANNING
+LANDSCAPE ARCHITECTURE
+CIVIL ENGINEERING
ARBORISTS +WATER RESOURCES
+ SURVEYING & CONSTRUCTION
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
J:\2020\2006900\Su\_Drawings\Reeves ALTA for legals.dwg - Jonathan - 9/16/2022 1:55 PM

GPS CONTROL PT#1

E 2269499.64

N 1283525.88

REVISIONS

Planners & Engineers Collaborative+
LAND PLANNING
+LANDSCAPE ARCHITECTURE
+CIVIL ENGINEERING
ARBORISTS +WATER RESOURCES
+SURVEYING & CONSTRUCTION
350 RESEARCH COURT PEACHTREE CORNERS, GEORGIA 30092
(770)451-2741 WWW.PEC.PLUS
C.O.A.-LSF000004
FIRST AMENDED STATEMENT OF INTENT

and

Other Material Required by the
City of Stockbridge Unified Development Code
for the
Rezoning
And
Future Land Use Map Amendment Applications

of

VISTA RESIDENTIAL PARTNERS

for

± 278.4 Acres of Land
located in
Land Lots 26, 38 and 39,
12th District, Henry County

REZONE: PUD to PUD
FLUMA: Mixed Use (Henry County) to HDR

Submitted for Applicant by:

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

The Applicant owns ± 278.4 acres of land located in Land Lots 26, 38 and 39, 12th

District of Henry County (the “Subject Property”), which was recently annexed from

unincorporated Henry County into the City of Stockbridge. The Applicant files this request to

(a) rezone the Subject Property to the Stockbridge designation of PUD (Planned Unit

Development) with an approved regulating plan and (b) amend the Future Land Use Map

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

Comprehensive Plan (the “Comp Plan”).1

Henry County rezoned the Subject Property from RA (Residential-Agricultural) to MU in

May of 2019 (RZ-19-01). At the time, the Subject Property was part of a larger, ± 436.3 acre

tract (the “Master Development Tract”). The Master Development Tract had been authorized for

a mixed residential, office and commercial development that includes, among other things, 1,643

dwelling units (apartments, townhomes, duplexes, senior-living, and single-family detached),

three hotels, fourteen office buildings and over 300,000 square feet of restaurant and retail space,

among other things (the “Master Mixed-Use Development).2 The gross residential density

approved was 10.15 units per acre. The Applicant’s right to construct the Master Mixed-Use

Development was fully vested at the time of annexation.

The Subject Property represents the residential component of the Master Mixed-Use

Development. The Applicant plans a total of 1,347 residential units, as opposed to the 1,643

1 The Subject Property was brought into the City with no zoning designation. On or about May 8, it was zoned
PUD without a regulating plan. The Subject Property has never been given a Comp Plan designation.

2 As part of the zoning process, the Master Mixed-Use Development was also reviewed as a Development of
Regional Impact (“DRI”) and approved (DRI 2996 Reeves Creek (October 3, 2019)).
originally approved, at a gross density of 4.84 units per acre. The dwellings will be spread

among multifamily units (645), townhome units (189), senior-living units (182) and single-

family detached units (331). As for the non-residential piece, the Applicant proposes 41,000

square feet of office space and a small commercial component fronting Flippen Road.3

The development proposed for the Subject Property has been thoughtfully designed. For

example, the more intense multi-family uses are concentrated in the center of the site and the

townhome units clustered along the I-75 frontage. Single family detached units and senior living

units have been placed at the outer edges of the development, serving as a transition and step-

down in intensity to the existing uses to the north and south. Further, the development has been

devised to maximize use of the natural environment. The Subject Property is bisected by Reeves

Creek. The development activates this natural amenity and puts a premium on open space,

providing ± 71.23 acres or ± 25.6% of the total land area. Similarly, the development has been

planned to promote pedestrian connectivity by offering an extensive sidewalk network

throughout. Finally, requisite parking has been provided.

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

3 The non-residential components were added at the request of Planning Staff.

SGR/42760125.1
Henry County rezoned the Subject Property from RA (Residential-Agricultural) to MU in

May of 2019 (RZ-19-01). The City of Stockbridge annexed the Subject Property, effective

January 1, 2023. The Subject Property was brought into the City with no zoning but was

subsequently zoned PUD on May 8, 2023 without a regulating plan. To date, the Subject

Property has no Future Land Use Map designation.

III. 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 previously located in unincorporated

Henry County. The development proposed is consistent with the Future Land Use Map

(“FLUM”) designation in that jurisdiction, which is “Mixed-Use.” Concurrent with the

rezoning, the Applicant requests that the City designate the Subject Property as HDR (High

Density Residential). 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, singles, and

small families;

• Creating appropriate residential types to ensure that seniors can age in place;

• 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.
SGR/42760125.1
In addition, the HDR designation is compatible with character area designations adjacent

and nearby (i.e. there is “Low Density Vertical Mixed-Use” to the North, “Medium Density

Vertical Mixed-Use” and “High Density Residential” to the South and “High Density

Residential” to the East). Finally, the Subject Property was included within the City’s proposed

Annexation Map. Hence, the City chose to annex the Subject Property with full knowledge of

the entitlements currently in place and an obligation to maintain the allowed uses (See, e.g., UDC

at § 9.8).

B. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL
ZONING SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERS
THE PURPOSE OF THESE ZONING REGULATIONS.
The development scheme for the Subject Property was established in May of 2019, when

Henry County rezoned the Subject Property to allow for the Master Mixed-Use Development.

The requested rezoning will simply allow the Subject Property to have a comparable zoning

district in the City of Stockbridge, as required by City Ordinance (See, e.g., UDC at § 9.8).

C. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE
PARTICULAR PIECE OF PROPERTY, NEIGHBORHOOD, OR THE
COMMUNITY.
The Master Mixed-Use Development has already been approved at the time of

annexation. Hence, any potential impacts on the zoning district, the property, the neighborhood

and the community have been considered, have been endorsed and are imminent. It should be

noted, however, that the current proposal lessens the intensity of the residential component of the

Master Mixed-Use Development from that originally approved, which will conversely lessen the

impacts to the area in which the Subject Property is located.

SGR/42760125.1
D. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT
UNRELATED TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.
No. The Subject Property comprises ± 278.4 acres and consists of a mixed-use

development designed to accommodate a diverse range of residents, including single-persons,

families and senior citizens, and to provide a variety of housing types. Hence, the Subject

Property has been designed in essence as a stand-alone district. It is also adjacent to properties

with compatible and complimentary designations on the City’s FLUM (“Low Density Vertical

Mixed-Use” (North); “Medium Density Vertical Mixed-Use” and “High Density Residential”

(South) and “High Density Residential” (East)).

E. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF
EXISTING AND FUTURE USES OF THE PROPERTY AND THE
SURROUNDING AREA.
The Master Mixed-Use Development has already been approved. Hence, its impact on

the aesthetic character of existing and future uses of the property and the surrounding area have

been contemplated and authorized. Further, both the previously sanctioned use and the use

proposed through this application are consistent with the City’s future development desires for

the properties that surround it, as indicated on the City’s FLUM.

F. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT
DEVELOPMENT DENSITIES AND THE DENSITY PATTERNS REFLECTED
IN THE COMPREHENSIVE PLAN.
Please see C, D and E above.

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 create a new, vibrant and modern development that diversifies the housing stock

available and advances a number of goals outlined in the City’s Comprehensive Plan. See, e.g.,

Comp Plan at pp. 37-39.

SGR/42760125.1
H. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED
AMENDMENT IMPACTS EXPENDITURES OF PUBLIC FUNDS.
This application was reviewed as a DRI. Hence, impacts to water, sewer, public facilities

and public services were evaluated and mitigation, if necessary, required. The Applicant notes,

however, that it has provided a sewer capacity letter with this application indicating that water

and sewer are available to serve the Subject Property, with upgrades that the Applicant is willing

to make.

I. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.
This application has been reviewed as a DRI and a traffic study was generated through

that process. Impacts to traffic safety and congestion were considered and mitigation, if

necessary, provided. It is important to note, however, that the Applicant is reducing the density

allowed on the Subject Property now as-of-right. Hence, the traffic impacts from this

development will be less than the development currently permitted.

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.

SGR/42760125.1
L. HOW THE PROPOSAL IMPACTS THE VALUE OF ADJACENT PROPERTY.
The impacts from the development proposed should be comparable to those from the

Master Mixed-Use Development and should result in an increase in property values in the area.

As the site plan submitted with the application demonstrates, the proposal is a thoughtful,

pedestrian-oriented, mixed-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.
The current proposal is consistent with the existing regulations in Henry County.

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 no greater impact on the integrity of adjacent and nearby

residential neighborhoods than the Master Mixed-Use Development.

IV. NOTICE OF CONSTITUTIONAL CHALLENGES AND
PRESERVATION OF CONSTITUTIONAL RIGHTS

The current zoning of the Subject Property and any intervening zoning district or Comp

Plan designation other than that requested is unconstitutional and contrary to the best interest of

the health and welfare of the citizens of the City of Stockbridge, and constitutes an arbitrary and

capricious act. As a result, the City of Stockbridge Unified Development Code is in violation of

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

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

Paragraph 3 of the Constitution of the State of Georgia, 1983. Furthermore, the current zoning

SGR/42760125.1
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

or Comp Plan designation 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.

V. CONCLUSION

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

Future Land Use Map Amendment Applications at issue be approved. The Applicant also

SGR/42760125.1
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 19th day of May, 2023.

Respectfully submitted,

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

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

SGR/42760125.1
TO: Planning Commission

FROM: Ryan Anderson, Chief Planner
Gordon Linton, Planner I

CC: Brecca Carter, Community Development Director

DATE: May 25, 2023

Subject: RZ-2022-05 For 0 Flippen Road, 630 Flippen Road, 384 Flippen Road

I. PURPOSE

Consider a request for a rezoning to assign the ‘PUD’ (Planned Unit Development) district
to certain property on Flippen Road, to allow for the construction of a mixed-use
residential development, including commercial and office uses. Application by Vista
Realty Partners.

II. Background

Proposed Development The proposed master planned, mixed-
use development will include detached
single-family homes, townhomes,
multifamily housing, senior living homes,
office and retail. The property includes
276.91 acres of land. The site is currently
zoned as PUD formerly county zoning of
Residential-Agricultural (RA) and is
requesting a rezoning to Planned Unit
Development (PUD). The development
proposes three full access driveways on
Flippen Road, and one full access
driveway stubbed for future connection to
Davidson Parkway in the north. The
development is located at 630 Flippen
Road in the newly annexed property. In
general, the site is located to the east of
I-75 / I-675. Unified Growth Policy Map
Land Use Area Designation Established
Suburbs.

Site Address 0, 384, and 630 Flippen Road in Land Lots
38 and District 12.
Parcel Identification Parcel #030-01004000—Large parcel
with 249.19 +/- acres, located between
Flippen Road and Interstates 75 & 675.

Parcel #030-01003001—Small parcel
with 24.97 acres, located at 630 Flippen
Road.

Parcel #030-01004008 -- Small parcel
with 2.75 acres, located at 384 Flippen
Road
Parcel Acreage 276.91+/- total acres within three parcels.

Applicant Vista Realty Partners

Owner 630 Flippen Road is owned by RCVW
Land, LLC. 384 Flippen Road is owned by
Rodney S. Brown; 0 Flippen Road is
owned by RCVW Land, LLC.
PUD formerly county zoning of
Current Zoning Residential-Agricultural (RA)

City Land Use Designation Medium- Density Vertical Mixed Use

Zoning History Henry County rezoned the Subject
Property from RA (Residential-
Agricultural) to MU in May of 2019 (RZ-19-
01). At the time, the Subject Property was
part of a larger, ± 436.3-acre tract (the
“Master Development Tract”). The Master
Development Tract has been authorized
for a mixed residential, office and
commercial development that includes,
among other things, 1,643 dwelling units
(apartments (four-stories), townhomes,
duplexes, senior-living (four-stories) and
single-family detached), three four-story
hotels, fourteen office buildings and over
300,000 square feet of restaurant and
retail space, among other things (the
“Master Mixed-Use Development. The
gross residential density approved was
10.15 units per acre. While the Master
Mixed-Use Development has not yet been
constructed, the underlying zoning
approval remains valid.

Current Use Mostly vacant with four single family
residences. The site is wooded with
Reeves Creek and its associated
floodplain.

Project Background
Permitting Local Government City of Stockbridge
Additional Local Government(s) with
development Henry County
approval authority
DRI Trigger Rezoning
DRI Trigger Application/ Form ID # #3799 Completed
500,000 gross square feet (with residential
Qualifying DRI Threshold Exceeded units
calculated at 1500 square feet per unit, or the
minimum allowed by the host local
government)
PUD formerly County Residential-Agricultural
Existing Zoning (RA)
Proposed Zoning Planned Unit Development (PUD)

Project Information
Land Use Density
Single-Family Detached Housing 328 Lots
Townhomes 191 Units
Multifamily Housing 660 Units
Senior Living 172 Units
Office 41,000 SF
Retail 5,000 SF

III. Maps and Illustrations

Zoning Map

Future Land Use Map

Aerial Photo of Site

Site Plan

The subject property represents the residential component of the Master Mixed-Use
Development. Through this application, the applicant proposes less intensity than
originally. As part of the zoning process, the Master Mixed-Use Development was also
reviewed as a Development of Regional Impact (“DRI”) and approved (DRI 2996 Reeves
Creek (October 3, 2019)). 2 SGR/40731900.1 approved. Specifically, it plans a total of
1,361 units, as opposed to the 1,643 originally approved, at a gross density of 4.89 units
per acre. The dwellings will be spread among multifamily units (660), townhome units
(191), senior-living units (172) and single-family detached units (338).

Phased in Development Pods- A-D

Project Orientation Map

10
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

IV. Analysis

Project Description

The mixed-use development will have a total of 1,347 units with 645 units in Pod A (Phase
I and Phase II), 182 senior-living units in Pod B, 189 townhome units in Pod C, and 338
single-family units in Pod D. The development proposes three full access driveways on
Flippen Road, and one full access driveway stubbed for future connection to Davidson
Parkway in the north.

Staff Analysis

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

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

ANALYSIS OF REQUEST

1. 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 is currently located in recently annexed
property from unincorporated Henry County. The development proposed is currently not
consistent with the Future Land Use Map (“FLUM”) designation of “Medium-Density
Vertical Mixed Use.” Concurrent with the rezoning, the Applicant requests that the City
designate the Subject Property as HDR (High Density Residential). The proposed
development is consistent with this designation and will advance several policy goals
outlined in the City’s Comprehensive Plan, including:

• Providing a mixture of housing options to attract young professionals, singles, and
small families;

• Creating appropriate residential types to ensure that seniors can age in place;

• 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

11
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

• 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 (i.e., there is “Low Density Vertical Mixed-Use” to the North, “Medium Density
Vertical Mixed-Use” and “High Density Residential” to the South and “High Density
Residential” to the East). Finally, the Subject Property is included within the City’s newly
annexed area. Hence, the City has chosen to annex the Subject Property with full
knowledge of the entitlements currently in place and an obligation to maintain the allowed
uses (See, e.g., UDC at § 9.8).

2. HOW THE PROPOSAL IMPACTS THE PURPOSES OF THE OVERALL ZONING
SCHEME, AND WHETHER THE PROPOSED CHANGE FURTHERSTHE PURPOSE
OF THESE ZONING REGULATIONS.

The projects include a wide range of housing types-single-family detached. Single-family
attached, multi-family and senior housing is highly aligned with local and regional housing
policies. The development scheme for the Subject Property was established in May of
2019, when Henry County rezoned the Subject Property to allow for the Master Mixed-
Use Development. The requested rezoning will simply allow the Subject Property to be
brought into the City of Stockbridge with an analogous zoning district, as required by City
Ordinance (See, e.g., UDC at § 9.8).

Section 1.4 provides the purpose and intent of the Stockbridge Unified Development Code,
and it identified several objectives to accomplish. Among them are the following, which
the proposed project is envisioned to accomplish:

• Promote the health, safety, aesthetics, convenience, order, prosperity, and
general welfare of the present and future residents of the City of Stockbridge;
• Secure safety from fire, flood, and other dangers;
• Provide adequate light and air;
• Facilitate the adequate provision of transportation, water, sewage collection,
schools, parks, and other public requirements;
• Encourage the most appropriate and best use of land, buildings, and other
structures throughout the City;
• Preserve natural resources.
• The applicant’s proposal in its current form meets the intent and purpose of the
UDC.

12
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

3. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE PARTICULAR
PIECE OF PROPERTY, NEIGHBORHOOD, OR THE COMMUNITY.

The proposed mixed-use development project is anticipated to have a positive effect on
the subject property and the surrounding area. Having a mixture of land uses makes the
best use of a large site which contains sensitive environmental areas. The Master Mixed-
Use Development has already been approved and can be developed now as-of-right.
Hence, any potential impacts on the zoning district, the property, the neighborhood, and
the community have been considered, have been endorsed and are imminent.

4. HOW THE PROPOSAL IMPACTS THE ZONING DISTRICT, THE PARTICULAR
PIECE OF PROPERTY, NEIGHBORHOOD, OR THE COMMUNITY.

The proposed mixed-use development project is anticipated to have a positive effect on
the subject property and the surrounding area. Having a mixture of land uses makes the
best use of a large site which contains sensitive environmental areas. The Master Mixed-
Use Development has already been approved and can be developed now as-of-right.
Hence, any potential impacts on the zoning district, the property, the neighborhood, and
the community have been considered, have been endorsed and are imminent.

It should be noted, however, that the current proposal lessens the intensity of the
residential component of the Master Mixed-Use Development from that originally
approved, which will conversely lessen the impacts to the area in which the Subject
Property is located.

5. WHETHER THE PROPOSAL CREATES AN ISOLATED DISTRICT UNRELATED
TO ADJACENT PROPERTIES AND NEARBY DISTRICTS.

No. The Subject Property comprises ± 278.4 acres and consists of a mixed-residential
development designed to accommodate a diverse range of residents, including single-
persons, families, and senior citizens, and to provide a variety of housing types. Hence,
the Subject Property has been designed in essence as a stand-alone district. It is also
adjacent to properties with compatible and complimentary designations on the City’s
FLUM (“Low Density Vertical Mixed-Use” (North); “Medium Density Vertical Mixed-Use”
and “High Density Residential” (South) and “High Density Residential” (East)).

6. HOW THE PROPOSAL IMPACTS THE AESTHETIC CHARACTER OF EXISTING
AND FUTURE USES OF THE PROPERTY AND THE SURROUNDING AREA.

The Master Mixed-Use Development has already been previously approved by Henry
County. Hence, its impact on the aesthetic character of existing and future uses of the
property and the surrounding area have been contemplated and authorized. Further, both
the previously sanctioned use and the use proposed through this application are consistent
with the City’s future development desires for the properties that surround it, as indicated

13
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

on the City’s FLUM.

7. WHETHER THE PROPOSAL IS CONSISTENT WITH ADJACENT DEVELOPMENT
DENSITIES AND THE DENSITY PATTERNS REFLECTED IN THE
COMPREHENSIVE PLAN.

Yes, the proposed uses are consistent with the City’s future development plans as
indicated on tis future land use map. In addition, the proposed development would
meet the purposes of the Parkway Mixed-Use Overlay District. It would feature a
balanced mixture of retail and residential uses, where residents could both live and
shop. The retail uses would provide jobs and bring needed services to residents of the
project and within the surrounding area. The proposed development would also help
to improve public health by encouraging physical activity via walking along the
proposed one-mile multi-use trail around the subject property.

8. HOW THE PROPOSAL IMPACTS THE PUBLIC HEALTH, SAFETY, AND
GENERAL WELFARE.

The proposal will benefit the public health, safety and general welfare. The Applicant
proposes to bring the Subject Property into the City, creating a new, vibrant and
modern development that diversifies the housing stock available and advances a
number of goals outlined in the City’s Comprehensive Plan. See, e.g., Comp Plan at
pp. 37-39.

9. HOW THE PROPOSAL IMPACTS WATER, SEWERAGE, OTHER PUBLIC
FACILITIES, OR PUBLIC SERVICES, AND HOW THE PROPOSED AMENDMENT
IMPACTS EXPENDITURES OF PUBLIC FUNDS.

This application has been reviewed as a DRI. Hence, impacts to water, sewer, public
facilities, and public services will be evaluated and mitigation, if necessary, required.
The Applicant notes, however, that it has provided a sewer capacity letter with this
application indicating that water and sewer are available to serve the Subject Property,
with upgrades that the Applicant is willing to make.

10. HOW THE PROPOSAL IMPACTS TRAFFIC SAFETY AND CONGESTION.

This application will be reviewed as a DRI. Hence, a traffic study will be performed as
required, impacts on traffic safety and congestion considered and mitigation, if
necessary, provided. It is important to note, however, that the Applicant is reducing
the density allowed on the Subject Property now as-of-right. Hence, the traffic impact
from this development will be less than the development currently permitted according
to the traffic study related to the proposed development.

14
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

11. 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.

12. 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.

13. HOW THE PROPOSAL IMPACTS THE VALUE OF ADJACENT PROPERTY.

The impacts from the development proposed should be comparable to those from
Master Mixed-Use Development, which is currently permitted as-of-right, and should
result in an increase in property values in the area. As the site plan submitted with the
application demonstrates, the proposal is a thoughtful, pedestrian-oriented, mixed-
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.

14. WHETHER THERE ARE SUBSTANTIAL REASONS WHY PROPERTY CANNOT
BE USED IN ACCORDANCE WITH EXISTING REGULATIONS.

The current proposal is consistent with the existing regulations in the City of
Stockbridge.

15. 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 no greater impact on the integrity of adjacent and
nearby residential neighborhoods than the Master Mixed-Use Development.

15
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

V. STAFF RECOMMENDATIONS

The Planning and Zoning Staff recommends APPROVAL WITH CONDITIONS for the
proposed rezoning of the subject property from PUD to PUD. The recommended ZONING
CONDITIONS are listed below:

1. The project will be conditioned on the Site plan titled Flippen Rd 2 Walt Stephens Rd
“A Master Planned Residential Development,” dated April 25, 2023, by PEC
(Planners & Engineers Collaborative).

2. The developer will implement the recommendations from the ARC Regional Review
Finding dated March 29, 2023, for Reeves Creek II DRI 3799.

3. The Developer will make several traffic improvements to mitigate project generated
vehicular traffic that are identified in the TIS.

4. The project will be developed in conformance with the City of Stockbridge Unified
Development Code and all other City Code sections regarding site development
standards and requirements.

5. Regarding the Property’s Future Land Use Designation -- The approval of Case
#CP-2022-04 to change the property’s future land use designation from Medium
Density Residential to High-Density Residential shall occur simultaneously with the
approval of Case #RZ-2022-05 for the rezoning of the property.

6. Reduction in the number of proposed parking spaces from 3,671 to 3,000 or 20
percent, whichever is greater.

7. Add a minimum of 30 EV charging stations throughout the development.

8. Regarding the Parcels Comprising the Development Site
The rezoning shall not be finalized until the parcels are combined and simultaneously;
this shall not be finalized until a new plat is officially recorded by the Henry County
Super Court (Real Estate Records Division).

9. Regarding Environmental Matters –

The applicant shall comply with the following:

a) Take appropriate steps for the environmental protection of Reeves Creek, the
floodplain areas, and other sensitive site areas.

b) Submit an acceptable landscape plan to the Community Development
Department.

16
PROPOSED FLIPPEN ROAD @ WALT STEPHENS RD DEVELOPMENT--FROM PUD TO PUD

10. Regarding the Issuance of Land Disturbance and Building Permits – No land
disturbance or building permit shall be issued for the subject property until the
applicant has had the new recombination plat officially recorded and has submitted a
copy of the recorded plat to the Community Development Department.

17
REGIONAL REVIEW FINDING

DATE: March 29, 2023

TO: Mayor Anthony Ford, City of Stockbridge
ATTN TO: Ryan Anderson, Chief Planner, City of Stockbridge
FROM: Mike Alexander, Director, ARC Center for Livable Communities
RE: Development of Regional Impact (DRI) Review

ARC has completed a regional review of the below DRI. ARC reviewed the DRI’s relationship to regional plans,
goals and policies – and impacts it may have on the activities, plans, goals and policies of other local
jurisdictions as well as state, federal and other agencies. This final report does not address whether the DRI
is or is not in the best interest of the host local government.

Name of Proposal: Reeves Creek II DRI 3799
Submitting Local Government: City of Stockbridge
Date Opened: March 7, 2023 Date Closed: March 29, 2023

Description: A DRI review of a proposal to construct a mixed-use project with 828 multi-family units, 191
townhomes, 41,000 SF of office space, 5,000 SF of retail space, and 328 single-family detached units on a
278-acre site off of Flippen Road in the City of Stockbridge in Henry County.

Comments:

Key Comments

The Atlanta Region’s Plan assigns the Established Suburbs growth management designation to the project
site. The project is somewhat aligned with Established Suburbs policy recommendations which note:
“Preservation of existing single-family neighborhoods is important…infill and redevelopment will occur in
areas of retail/commercial concentrations, especially commercial corridors.”

The provision of 89 acres of floodplain and other natural areas is supportive of regional environmental
policies.

The projects inclusion of a range of housing types – single-family detached, single-family attached, multi-
family, and senior housing is highly aligned with regional housing policies.

The project is expected to generate approximately 9,582 daily new vehicular trips; several improvements to
mitigate project generated vehicular traffic are identified in the TIS.
The inclusion of a multi-use trail within the project with a connection to the regional Reeves Creek Trail is
supportive of regional multi-modal transportation policies.

The provision of a small amount of neighborhood serving retail is supportive of regional multimodal
policies; locating the retail use closer to the denser residential areas would improve access and further
support vehicular trip reduction.

Incorporation of green stormwater and heat island mitigation designs for the large number of surface car
parking spaces proposed would be supportive of regional environmental policies.

A total of 3,671 surface parking spaces are proposed which is 1,214 more than the number required; a
reduction in proposed spaces would be in keeping with regional multi-modal and environmental policies.

The project is located within the Little Cotton Indian Creek Water Supply Watershed which is a public water
supply source for Clayton County. As such, more restrictive stream buffers and impervious limits than
those provided may actually be required under state law and the City of Stockbridge should follow up
accordingly to ensure that all applicable water supply watershed regulations are met.

An area at the center of the property south of Reeves Creek appears to show a channelized or piped stream
with what appear to be the City stream buffers but no State 25-foot Sediment and Erosion Control Buffer.
If there is actually a stream in this location, the State Buffer also needs to be shown and accomodated by
the development footprint.

General Comments

The Atlanta Region’s Plan, developed by ARC in close coordination with partner local governments, is
intended to broadly guide regional development in the 12-county metro region to ensure that required
infrastructure and resources are in place to support continued economic development and prosperity. The
Plan assigns a relevant growth management category designation to all areas in the region– Established
Suburbs for this project - and provides accompanying growth policy recommendations which are detailed
at the end of these comments.

The proposed mix of uses is supportive of regional growth, placemaking and multi-modal transportation
policies. However the location of the office uses seems somewhat isolated from nearby commercial areas.
The inclusion of a small amount of neighborhood retail offers the chance for project residents to reduce or
shorten trips for daily necessities. However, its proposed location is somewhat isolated from the multi-
family residential and office areas where the bulk of the customers would be drawn from. Ideally the retail
could be located next to the office uses in walking distance of the multi-family buildings.

Transportation and Mobility Comments

ARC’s Transportation Access and Mobility Group comments are attached.
The project is projected to generate 9,582 daily new vehicular trips; a number of roadway improvements to
mitigate the traffic impact are proposed.

The inclusion of a multi-use trail is supportive of regional multi-modal transportation policies.The final
layout of the trail should be carefully studied to provided optimal multi-modal transportation connectivity
within the site and as well as to the adjacent Reeves Creek Trails.

Care should be taken to ensure that the development, as constructed, promotes an interconnected,
functional, clearly marked and comfortable pedestrian experience on all driveways, paths, entrances, and
parking areas. To the maximum extent possible, new driveways and intersection corners where
pedestrians will cross should be constructed with minimal curb radii to reduce speeds of turning vehicles
and decrease crossing distances for pedestrians.

No EV charging spaces appear to be provided; provision of adequate EV charging spaces would be
supportive of regional EV infrastructure policies.

A total of 3,671 surface parking spaces are proposed which is 1,214 more than the number required; a
reduction in proposed spaces would be in keeping with regional multi-modal and environmental policies.

ARC Natural Resources Group Comments

ARC’s Natural Resources Group comments are attached.

The proposed project property is located entirely within the Little Cotton Indian Creek Water Supply
Watershed which is a public water supply source for Clayton County. It is classified as a small (less than 100
square mile) water supply watershed. Under the Georgia Planning Act of 1989, all development in a small
public water supply watershed is subject to the DNR Part 5 Water Supply Watershed Minimum Criteria
(Chapter 391-3-16-.01, Criteria for Water Supply Watersheds) unless alternative criteria are developed and
adopted by the jurisdiction according to the requirements of the Part 5 criteria and are then approved by
Georgia EPD. The minimum criteria include a 100-foot vegetative buffer and 150-foot impervious setback
along all perennial streams within 7 miles upstream of a public water supply reservoir or public water
supply intake. This project is within 7 miles of the reservoir and, based on the USGS coverage for the
project area, is crossed by one perennial stream, Reeves Creek. In addition, without approved alternate
criteria, impervious surface is limited to 25 percent of the basin area. While an online search of City of
Stockbridge ordinances and agendas indicate that a watershed protection ordinance was adopted by the
City sometime before April, 2001, the requirements of that ordinance have not been found and it is not
known if ordinance is still in effect or whether it follows the Henry County Watershed Protection Ordinance
standards for Little Cotton Indian Creek, which include a perennial stream 200-foot impervious surface
setback.

The USGS coverage for the project areas shows Reeves Creek crossing the property with an intermittent
tributary to Reeves Creek on the eastern side of the property. The site plan shows three additional
unmapped tributaries to Reeves Creek on the property. The submitted site plan shows 50-foot undisturbed
buffer and a 75-foot impervious surface setback required under the City of Stockbridge Stream Buffer
Ordinance as well as the State 25-foot Sediment and Erosion Control Buffer on all streams. An area at the
center of the property south of Reeves Creek shows what appear to be the City buffers, but no State 25-
foot Sediment and Erosion Control Buffer, and appears to be channelized or piped. If this is a stream, the
State Buffer also needs to be shown. As noted above, the project property is within Clayton County’s Little
Cotton Indian Creek Water Supply Watershed and is within 7 miles of the public water supply reservoir.
Reeves Creek, as a perennial stream, may be subject to the DNR Part 5 Water Supply Watershed Minimum
Criteria’s 100-foot vegetative buffer and 150-foot impervious setback, unless alternate criteria have been
adopted and approved by Georgia EPD.

Any unmapped streams on the property may also be subject to the City’s Stream Buffer Ordinance. All
streams as well as any other waters of the state on this property are also subject to the State 25-foot
Sediment and Erosion Control Buffer.

Environmental Comments

A total of 89 acres of forested floodplain and stream buffer area associated with Reeves Creek is proposed
to be retained. Additional retention of these areas would be desirable and in keeping with regional goals
regarding carbon sequestration and climate change/heat island effect mitigation. Designation of this area
as managed open/conservation space could meaningfully reduce the overall impact of the project. There
may be potential opportunities for linking these fragmented undeveloped areas with adjacent undeveloped
or protected areas to ensure their maintenance and potential use for recreation or habitat preservation.
Incorporation of green stormwater and heat island mitigation designs for the large number of surface car
parking spaces proposed would be supportive of regional environmental policies.

The project can further support The Atlanta Region's Plan in general by incorporating other aspects of
regional policy, including green infrastructure and/or low-impact design, e.g., pervious pavers, rain
gardens, vegetated swales, etc., in parking areas and site driveways, and as part of any improvements to
site frontages.

Atlanta Region’s Plan Growth Policy Considerations: Established Suburbs

According to the Atlanta Region’s Plan, Established Suburbs are areas where suburban development has
occurred and are characterized by single-family subdivisions, commercial development, and office,
industrial and multi-family development. These areas represent the part of the region that has recently
reached “build-out.” With few remaining large parcels for additional development, these are the areas in
which the region may see the least amount of land-use change outside of retail and commercial areas.
While there is still room for limited infill development, these areas will begin to focus more on
redevelopment over the next 30 years.

Preservation of existing single-family neighborhoods is important, and wholesale change will most likely
not occur in the single-family subdivisions that make up a majority of these areas. However, infill and
redevelopment will occur in areas of retail/commercial concentrations, especially commercial corridors.
With its provision of a variety of housing options and preservation of floodplain and stream buffer areas,
the project generally aligns with The Atlanta Region's Plan's recommendations for Established Suburbs.
Some revisions to the mix and location of uses and a reduction in the number of surface parking spaces
could further this alignment. City of Stockbridge leadership and staff, along with the applicant team,
should collaborate closely to ensure maximum sensitivity to nearby local governments, neighborhoods,
land uses and natural systems.

THE FOLLOWING LOCAL GOVERNMENTS AND AGENCIES RECEIVED NOTICE OF THIS REVIEW:
ATLANTA REGIONAL COMMISSION GEORGIA DEPARTMENT OF NATURAL RESOURCE GEORGIA DEPARTMENT OF COMMUNITY AFFAIRS
GEORGIA DEPARTMENT OF TRANSPORTATION GEORGIA REGIONAL TRANSPORTATION AUTHORITY GEORGIA SOIL AND WATER CONSERVATION COMMISSION
GEORGIA ENVIRONMENTAL FINANCE AUTHORITY GEORGIA CONSERVANCY CLAYTON COUNTY
HENRY COUNTY CITY OF STOCKBRIDGE CITY OF MORROW
CITY OF MCDONOUGH CITY OF JONESBORO

For questions, please contact Donald Shockey at (470) 378-1531 or dshockey@atlantaregional.org. This
finding will be published to the ARC review website located at http://atlantaregional.org/plan-reviews.
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P: (770) 451-2741 F: (770) 451-3915

This drawing is the property of Planners and Engineers Collaborative and is not to be copied in whole or in part.
50' LANDSCAPE BUFFER
50' LANDSCAPE BUFFER

WWW.PEC.PLUS
IM FER
75'
BUF
ED
URB
IST FER
A UND UF
NORTH TRACT: 50' SB
IOU
(86) 52' x 120' SINGLE FAMILY LOTS RV
POCKET
OPEN PARK PE
172 SPACES REQUIRED @ 2.0 SP/UNIT SPACE POCKET
344 SPACES (2 GARAGE + 2 DRIVEWAY MASTER 50' LANDSC
PARK
APE BUFFER
SPACES) TO BE PROVIDED AMENITY
AREA
POCKET
PARK

SITE DRIVEWAY #1 FULL ACCESS
Planners & Engineers Collaborative+

50' LANDSCAPE BUFFER
ENTRANCE/EXIT
DRIVEWAY #1
Ex. STOP
LAND PLANNING + LANDSCAPE ARCHITECTURE + CIVIL ENGINEERING

It is not to be used on any other project and is to be returned upon request. c Planners and Engineers Collaborative.
STOP
ARBORISTS + SURVEYING & CONSTRUCTION + WATER RESOURCES

APE BUFFER
NORTH TRACT:
TIE INTO COMMERCIAL
DEVELOPMENT FOR (59) 62' x 120' SINGLE FAMILY LOTS 350 RESEARCH COURT STE 200
B ALTERNATE ACCESS IF 118 SPACES REQUIRED @ 2.0 SP/UNIT TRACT NOT
ROAD STUBBED FOR
GRANTED EASEMENT
236 SPACES (2 GARAGE + 2 DRIVEWAY SPACES) INCLUDED PEACHTREE CORNERS, GA 30092
50' LANDSC
FUTURE ACCESS TO
DAVIDSON PARKWAY SITE DRIVEWAY #4 TO BE PROVIDED +/- 13.59 ACRES NORTH TRACT:
75' IM

APE BUFFER
50' UNDISTU
(113) 42' x 120' SINGLE FAMILY LOTS
PERV
IOUS BUFFER

50' UNDISTU
50' LANDSCAPE BUFFER
IOUS 226 SPACES REQUIRED @ 2.0 SP/UNIT
IOUS BUFF
50' LANDSCAPE BUFFER
50' U BUFF

RBED BUFF
452 SPACES (2 GARAGE + 2 DRIVEWAY
NDIS ER

ER
RBED BUFF
TURB
SPACES) TO BE PROVIDED PROJECT
50' LANDSC

ER
ED B
75' IMPERV UFFE

ER
GATED
5' CONCRETE SIDEWALK ALONG
75' IMPERV
ENTRY
ER STREET FRONTAGE, TO BE PLACED
FF
BU R

DRI# 3799
FE
MIN. OF 8' OFF EDGE OF TRAVEL LANE
US UF
IO
RV DB
PE BE
' IM UR
75 IST
ND

POCKET
PARK
50
'U OPEN
SPACE

EXISTING DRIVE TO BE
STORMWATER
FACILITY
REEVES CREEK II
STORMWATER RELOCATED FOR
FACILITY ACCESS TO INTERNAL
PARCELS
STORMWATER
FACILITY
POCKET
75' IM
A MASTER PLANNED RESIDENTIAL
PARK
POCKET
PARK
50' U
NDIS
PER
VIOU
TUR
S BU
BED
FFE
MIXED-USE DEVELOPMENT
BUF EXISTING DRIVE TO BE
FER RELOCATED FOR
ACCESS TO INTERNAL AT
PARCELS
75' IM
PER
50' U VIO
NDIS
TUR
US
BED
BU F
BUF
FER 630 FLIPPEN ROAD
FER
50'
UN
STOCKBRIDGE, GEORGIA 30281
DIS
STORMWATER 75' TU
D FACILITY
IMP
ER
VIO
RB
ED
BU
FFE
US
BU
FFE
R 75'
50'
IMP
UN
ER
VIO
US
CITY OF STOCKBRIDGE/
STORMWATER DIS
FACILITY
TU
RB
ED
BU
BU
FFE
FFE
R 6' BENCH
HENRY COUNTY JURISDICTION

LEGEND:
8' REEVES CREEK MULTI-USE TRAIL 10

BLDG-3
TO END HERE 35 UNITS
3/4 STORY
6' BENCH

Ex. STOP EXISTING SIGNED APPROACH STOP PROPOSED SIGNED APPROACH 11 SPLIT
8' REVEES CREEK
5 10

26
AT
MULTI-USE TRAIL
340 MULTI-FAMILY UNITS
10

RIV 10
BLDG-4
E BLDG-4 35 UNITS

ER
11
ST
RE
ET 35 UNITS
3/4 STORY
SPLIT
3/4 STORY
SPLIT 595 SPACES REQUIRED @ 1.75 SP/UNIT 6' BENCH FOR
EXISTING LANE GEOMETRY PROPOSED LANE GEOMETRY ED BUFF
ISTURB 602 SPACES @ 1.77 SP/UNIT
50' UND FF E R 8

S BU 6' BENCH
ERVIOU TO BE PROVIDED
75' IMP 75' IM
10 10 10

PERV
VISTA REALTY PARTNERS
BLDG-2
35 UNITS

IOUS
3/4 STORY

E EXISTING TRAFFIC SIGNAL ACCESS DRIVEWAY
SPLIT
10
9 10 10 12 9
STORMWATER
6' BENCH NEIGHBORHOOD RETAIL

FACILITY
Ex. BLDG-5 BLDG-6 BUFF WITH REVEES CREEK TRAIL
NDIS ER
UNITS 35 UNITS
3/4 STORY 3/4 STORY

TURB HEAD RESTROOMS W/ 62
SPLIT
STORMWATER 10 10
10 12 SPLIT

ED B
FACILITY 26' PRIVATE STREET

PROPOSED TRAFFIC SIGNAL PARKING SPACES
UFFE
7 10 10 11
10

DUMPSTER W/
ENCLOSURE
10 12

POCKET 50' U 8' CROSSWALK TO TIE INTO
PARK
BLDG-6
EXISTING REVEES CREEK
DOG
PARK
35 UNITS
3/4 STORY
BLDG-4
MULTI-USE TRAIL
SITE DATA: BLDG-1
SPLIT
35 UNITS
3/4 STORY BIKE

MUNICIPALITY PROJECT #
SPLIT RACK
35 UNITS
3/4 STORY
NORTH TRACT: SPLIT
10

BLDG-7
BLDG-7
35 UNITS

TOTAL SITE AREA 278.351 ACRES (70) 52' x 120' SINGLE FAMILY LOTS
STORMWATER
FACILITY
11
35 UNITS
3/4 STORY
SPLIT
3/4 STORY
SPLIT FULL ACCESS
BLDG-8
35 UNITS
SITE DR ENTRANCE/EXIT
100 YR. FLOODPLAIN & PROPOSED R/W AREA 87.92 ACRES 140 SPACES REQUIRED @ 2.0 SP/UNIT 3/4 STORY
SPLIT IVEWAY DRIVEWAY #2
7 6
#2 (M)
280 SPACES (2 GARAGE + 2 DRIVEWAY
SPACES) TO BE PROVIDED
REVISIONS
CAR 7 6

NET SITE AREA 190.431 ACRES WASH &
MAINT.
RESTROOM
26' PRIVATE
MAINTENANCE
STREET
BLDG-3 REEVES
CREE
PARKIN K TRAIL
OPEN 35 UNITS POCKET
ZONING
1/4" / 12"

CAR WASH
8 12 7 3/4 STORY
SPACE PARK
306 MULTI-FAMILY UNITS
1/4" / 12" 1/4" / 12"

POCKET
1/4" / 12"

10
BLDG-8
SPLIT G LOT
PARK 50' 4
35 UNITS

75' 3/4 STORY
536 SPACES REQUIRED @ 1.75 SP/UNIT NO. DATE BY DESCRIPTION
SPLIT

EXISTING ZONING RA UN
IMP
BLDG-10

30 UNITS AMENITY 536 SPACES @ 1.75 SP/UNIT
FFE
CO
3 STORY

10/25/2022
AREA
1 SL
PA FLAT
TO BE PROVIDED REVISIONS PER STAFF COMMENTS
BU
TO BLDG-9

PROPOSED ZONING PUD - PLANNED UNIT DEVELOPMENT
35 UNITS

BED
Ex. STOP
10
3/4 STORY
FFE
SPLIT

TUR
AND SOLUTION TO NORTH ACCESS
DIS BU POCKET ENTRY
ZONING JURISDICTION
TOWNHOME SETBACK REQUIREMENTS ANNEXED
FRONT TO CITY OF STOCKBRIDGE
- LOADED REAR - LOADED US PARK BLDG-9
GATES

VIO 2 2/2/2023 SL
30 UNITS LEASING
GRTA Updates and Site Plan Changes
ER
3 STORY
CALL OFFICE/
FLAT CLUBHOUSE
STOP
BOX

FRONT YARD SETBACK MIN: 15 FEET MIN: 5 FEET AT
OPEN
COMPACTOR
RIV ET SPACE
'P E
26 STR

REAR YARD SETBACK MIN: 10 FEET MIN: 10 FEET AMENITY
AREA
BLDG-2
30 UNITS
BLDG-1
30 UNITS
3 STORY 3 STORY
POCKET FLAT FLAT
PARK
SIDE YARD MIN: 5 FEET MIN: 5 FEET ENTRY
GATES
IN /
AS E E
RESIDENT
ONLY
RESIDENT
ONLY GATES
RESIDENT
LE FFIC US
O BHO GATES ONLY GATES
U OPEN
CALL CL SPACE
BOX
FULL ACCESS
ENTRANCE/EXIT

DISTANCE BETWEEN BUILDINGS SIDE TO SIDE: 15 FEET MIN

AT
RIV E 10

' P IV
FRONT TO FRONT/BACK TO BACK: 40 FEET MIN 26 DR

G DETACHED SINGLE FAMILY SETBACKS 3
4 SPLIT
SENIOR
STORMWATER BUILDING
FACILITY
FULL ACCESS
OFFICE SITE DRIVEWAY #3 (S)
FRONT YARD SETBACK 20 FEET ENTRANCE/EXIT
3 BLDG. 8' MULTI-USE TRAIL TO TIE INTO
4 SPLIT
SENIOR 7,000 SF
CORNER SIDE YARD SETBACK 10 FEET
BUILDING
AMENTIY
COURTYARD 5' CONCRETE SIDEWALK
OFFICE OFFICE FULL ACCESS
BLDG. COURTYARD BLDG. ENTRANCE/EXIT
DRIVEWAY #3
INTERIOR SIDE YARD SETBACK 5 FEET (MIN. 10 FEET BETWEEN STRUCTURES) 13,500 SF 13,500 SF
CA
OFFICE
AN
REAR YARD SETBACK 20 FEET A BLDG.
AM
EN
IT
7,000 SF
STOP
PO
OL
SCREENING BUFFER AGAINST R DISTRICT 50 FEET TOWNHOME
AMENITY POCKET
DUMPSTER W/
AREA 5' CONCRETE SIDEWALK ALONG
DEVELOPMENT STANDARDS PARK ENCLOSURE

STREET FRONTAGE, TO BE PLACED
42' X 120' LOTS= 113 LOTS MIN. OF 8' OFF EDGE OF TRAVEL LANE
LINEAR
GREEN SPACE
DETACHED SINGLE FAMILY PROVIDED 52' X 120' LOTS= 156 LOTS
H INDEPENDENT SENIOR AGE
62' X 120' LOTS= 59 LOTS
RESTRICTED LIVING 182 UNITS
TOTAL= 328 LOTS BLDG-10
30 UNITS
3 STORY
OFFICE BUILDINGS (41,000 SF) FLAT

(2) 3/4-SPLIT INDEPENDENT UNITS= 182 UNITS 123 SPACES REQUIRED @ 3 SP/ 1,000 SF
SENIOR LIVING UNITS PROVIDED 173 SPACES PROVIDED THIS SEAL IS ONLY VALID IF COUNTER SIGNED
STORMWATER
AND DATED WITH AN ORIGINAL SIGNATURE.
FACILITY

TOTAL SENIOR LIVING UNITS= 182 UNITS

TOWNHOME UNITS PROVIDED 24' X 50' FRONT LOAD TOWNS= 191 UNITS

J:\2020\2006900\De\Annex-Stockbridge\20069.00-Site Zone-7 Annexed-GRTA.dwg - KWood - 2/14/2023 10:38 AM
(191) 24' X 50' FRONT LOAD TOWNHOMES
BLDG-4

MULIT-FAMILY UNITS PROVIDED MUTI-FAMLY UNITS= 340 UNITS 382 SPACES REQUIRED @ 2.0 SP/UNIT 35 UNITS
3/4 STORY
POCKET
PARK
764 SPACES (2 GARAGE + 2 DRIVEWAY SPLIT

MUTI-FAMLY UNITS= 306 UNITS SPACES) TO BE PROVIDED

TOTAL MULTI-FAMILY UNITS= 646 UNITS
TOTAL RESIDENTIAL UNITS PROVIDED 1,347 UNITS

TOTAL NET SITE DENSITY PROVIDED 7.07 DUA (1,347 UNITS/ 190.431 ACRES)

TOTAL GROSS DENSITY PROVIDED 4.84 DUA (1,347 UNITS/ 278.351 ACRES)
POCKET
SITE CONSULTANTS: GSWCC LEVEL II DESIGN PROFESSIONAL
PARK

NEIGHBORHOOD RETAIL SF PROVIDED 5,000 SF CERTIFICATION # 0000059389 EXP. 10/28/2024
TRAFFIC ENGINEER
OFFICE / LIGHT INDUSTRIAL PROVIDED 41,000 SF
A & R ENGINEERING
GRTA SITE
POCKET
PARK

TOTAL COMMERCIAL PROVIDED 46,000 SF ABDUL AMER
2160 KINGSTON COURT, SUITE O SITE LOCATION
OPEN SPACE CALCULATIONS
MARIETTA, GEORGIA 30067
MIN. OPEN SPACE REQUIRED

OPEN SPACE PROVIDED
20% (55.68 ACRES)

25.6% (71.23 ACRES) (INCLUDING FLOODPLAIN)
PHONE: (770) 690-9255
SITE LOCATION PLAN
OWNER/ DEVELOPER CONTACT
0 100 200 400 600
VISTA REALTY PARTNERS
PARKING REQUIREMENTS MICHAEL NEYHART
228 SPACES (1.25 SP/DWELLING UNIT)
SINGLE FAMILY LOTS: 2964 PEACHTREE ROAD, SUITE 585 SCALE: 1" = 200'
MIN. SENIOR LIVING PARKING REQUIRED
ATLANTA, GEORGIA 30305
SENIOR LIVING PARKING PROVIDED 250 SPACES (1.37 SP/DWELLING UNIT) 42' X 120' DETACHED LOTS PHONE: (404) 835-5778 DATE: 08/01/2022
MIN. TOWNHOME PARKING REQUIRED 382 SPACES (2.0 SP/DWELLING UNIT) 52' X 120' DETACHED LOTS PROJECT: 20069.00
CIVIL ENGINEER/ SITE PLANNER
TOWNHOME PARKING PROVIDED 764 SPACES (2 GARAGE + 2 DRIVEWAY)
62' X 120' DETACHED LOTS GRID NORTH

MIN. MULTIFAMILY PARKING REQUIRED 1,130 SPACES (1.75 SP/DWELLING UNIT) PLANNERS & ENGINEERS COLLABORATIVE
KENNETH WOOD
MULTIFAMILY PARKING PROVIDED 1,135 SPACES (1.75 SP/DWELLING UNIT) 350 RESEARCH COURT

G1
K PEACHTREE CORNERS, GEORGIA 30092

MIN. SINGLE FAMILY PARKING REQUIRED 656 SPACES (2.0 SP/DWELLING UNIT)
PHONE: (770) 451-2741
24 HOUR CONTACT:

MIN. SINGLE FAMILY PARKING PROVIDED 1,312 SPACES (2 GARAGE + 2 DRIVEWAY)
www.Georgia811.com
TOTAL RESIDENTIAL PARKING REQUIRED 2,396 SPACES
MICHAEL NEYHART Knowwhat'sbelow. SITE LOCATION MAP FEMA FIRM MAP
TOTAL RESIDENTIAL PARKING PROVIDED 3,461 SPACES Callbefore
GPSyou dig.
CONTROL PT#1
NOT TO SCALE NOT TO SCALE SHEET
GEORGIA WEST ZONE

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
Annexation Evaluation Report

Henry County Planning & Zoning CITY OF STOCKBRIDGE AX-22-06

Commission District: 5
Commissioner: Bruce Holmes
Report Prepared by: Yaritza Nieves, Planner III

Applicant: Vista Residential Partners

Property Owners: RCVW Land, LLC;
Rodney S. Brown

Location: 630 Flippen Road, 384 Flippen Road, and undeveloped land on Flippen Road
Land Lots 26, 38, and 39 of the 12th District

Parcel ID(s): 030-01003001, 030-01004000, and 030-01004008

Request: Annexation and Rezoning

BOC Meeting: November 1, 2022

Lot Size: 278.394 +/- acres

Zoning History: The subject property is currently zoned MU (Mixed Use) as illustrated on the
Henry County Official Zoning Map, which was adopted on November 19, 2013,
by the Henry County Board of Commissioners.

A review of zoning files indicates that the subject property, as part of a larger
317.661 +/- acre development known as Reeve’s Creek, has been evaluated as a
Development of Regional Impact (DRI #2996) and was issued a Notice of
Decision (NOD) by the Atlanta Regional Commission (ARC) on October 3,
2019.

A review of zoning files indicates that the subject property was rezoned (RZ-19-
01), as part of the larger Reeve’s Creek development, from RA (Residential-
Agricultural) to MU (Mixed Use) on November 19, 2019, by the Henry County
Board of Commissioners with the following conditions:

1. Requirements of the Georgia Regional Transportation Authority (GRTA)
Notice of Decision (NOD) Attachment A, dated October 3, 2019, shall
be met by the owner/developer.

2. Should development on the subject property be completed in phases, a
phasing plan for each development phase's infrastructure completed by a
licensed Traffic Engineer shall be submitted for review and approval by
the Henry County Department of Transportation (HCDOT), prior to any
certificate of occupancy being issued for that phase of development,
unless conditioned otherwise.

3. The proposed Reeve's Creek Parkway, as illustrated on the site plan
dated August 21, 2019, shall be a four lane roadway with a raised median
\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations\Stockbridge\2022\AX-22-06, Flippen Road\AX-22-06, Flippen Road,11-01-22 BOC.doc
Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 2
with a width sufficient, meeting the approval of HCDOT, to contain left
turn lanes on approaches where median openings are allowed by
HCDOT.

4. The proposed Reeves Creek Parkway, as illustrated on the site plan dated
August 21, 2019, shall be constructed meeting the approval of HCDOT
prior to the cumulative trip generation of 2,000 trips per day for all
permitted development on any portion of the subject property being met.

5. Entrances shall be located such that the minimum intersection sight
distance and the minimum spacing requirement are met per the road’s
posted speed limit, and shall have a deceleration lane and acceleration
taper designed and constructed to HCDOT standards.

6. Owner/developer shall preserve property along Flippen Road for future
right-of-way width to sixty feet (60’) from center on both sides of
existing road along the site frontage.

7. No industrial development or uses shall be permitted.

8. The development shall be constructed in substantial compliance with the
preliminary site plan dated August 21, 2019.

9. All disturbed areas shall be sodded, except where landscaping is present
or installed.

10. The development shall not exceed 1,643 dwelling units.

11. All homes shall consist of all sides brick, stone, stucco, or any
combination of two (2) or more of the following materials on all sides
(brick, stone, stucco, or cement fiberboard). Vinyl based products are
only permitted in the soffits, eaves, and fascia.

12. All homes shall be built on site (no modular or manufactured homes).

13. If multiple apartment communities/pods are proposed, each apartment
pod shall be developed as a gated community. The gates shall be
maintained and monitored at the property owner’s expense.

14. Each apartment pod shall provide an amenity package required to consist
of at least three (3) of the following:

a. One (1) junior size Olympic pool and one (1) pool cabana
b. One (1) clubhouse
c. One (1) playground
d. One (1) covered pavilion
e. One (1) dog park
f. One (1) soccer/multi-use field
g. One (1) tennis court
h. Walking trails
i. Fitness facility

15. Each townhome pod shall provide a shared amenity package required to
consist of (at a minimum):
\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations\Stockbridge\2022\AX-22-06, Flippen Road\AX-22-06, Flippen Road,11-01-22 BOC.doc
Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 3
a. One (1) dog park
b. Walking trails

16. All townhouses shall be a minimum of the following:

a. 1,000 square feet for one bedroom,
b. 1,500 square feet for two bedroom,
c. Additional 200 square feet for each additional bedroom over two
bedroom.

17. Dumpster(s) shall be placed on a concrete pad and enclosed on three (3)
sides. The enclosure shall be constructed of brick, stone, stucco or any
combination thereof.

18. There shall be a master sign plan reviewed and approved by the Planning
& Zoning Department prior to issuance of the first sign permit.

Adjacent properties are as follows:

North: City of Stockbridge
South: Unincorporated Henry County
East: Unincorporated Henry County
West: City of Stockbridge and Unincorporated Henry County

Current Land Use: Single-Family Residences and Undeveloped

Future Land Use: Mixed Use (up to 16.0 dwelling units per acre, net)

Proposed Zoning: As per the application materials, the City of Stockbridge proposes to annex the
subject property from the current zoning classification of MU (Mixed Use) to the
City of Stockbridge PUD (Planned Unit Development) zoning district.

Comments: The owners of the subject property are requesting the 100% annexation method
into the City of Stockbridge. According to the Official Code Georgia Annotated,
O.C.G.A § 36-36-20, municipal corporations can annex unincorporated areas
contiguous to the existing corporate limits – “contiguous” means abuts the
municipal limits, or is separated by a street, river or railroad-type right-of-way, or
city land, or land owned by some other political subdivision, or the lands owned
by the state.

The application packet was delivered to Henry County via statutory overnight
delivery, on October 7, 2022, in accordance with O.C.G.A. § 36-36-9, and would
appear to be within the required timeframe as established by O.C.G.A. § 36-36-6.
Confirmation of compliance with O.C.G.A. § 36-36-6 could not be confirmed as
the annexation application materials are not dated with the date that the
application was accepted by the City of Stockbridge.

The City of Stockbridge intends to annex the subject property consisting of
278.394 +/- acres from the current zoning classification of MU (Mixed Use) to
the City of Stockbridge PUD (Planned Unit Development) zoning district. With
the amendment of the City of Stockbridge Unified Development Code on March
14, 2022, the new PUD zoning district is currently the only mixed use zoning
district for the City of Stockbridge and encompasses the previous PTD (Planned
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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 4
Town Development), MUND (Mixed Use Neighborhood Development), and
TND (Traditional Neighborhood Development) zoning districts.

The Future Land Use Map (FLUM), as part of the Henry County/Cities Joint
2040 Comprehensive Plan, designation of the subject property is Mixed Use.
Mixed Use areas are described in the Comprehensive Plan as areas which include
parcels that are developed with a minimum of two uses as well as developments
that may be used for a mixture of uses as provided by ordinance. The Mixed Use
FLUM designation supports developments with a density of up to 16.0 dwelling
units per acre, net.

The applicant is requesting concurrent rezoning for the subject property for a
mixed single-family, multi-family apartments, townhomes, and
senior/independent living residential development, consisting of a total of 1,347
dwelling units. As per the application materials provided, the proposed
development for the subject property has a gross density of 4.89 dwelling units
per acre. As per the application materials provided, the proposed development for
the subject property has a net density of 7.07 dwelling units per acre. The
applicant’s request would appear to be consistent with the Mixed Use FLUM
designation of the subject property, which supports mixed use developments with
a net density of up to 16.0 dwelling units per acre, as described within the Henry
County/Cities Joint 2040 Comprehensive Plan.

The subject property is within an area designated by the Henry County/Cities
Joint 2040 Comprehensive Plan as an Activity Center Character Area. Activity
Center Character Areas are described within the Henry County/Cities Joint 2040
Comprehensive Plan as the main retail and commercial districts outside of
traditional town centers within Henry County. These areas may have higher
density of housing developed in a mixed used environment. Strategic policies for
these areas include:

 For new developments to meet the everyday needs of neighboring
communities;
 Encouraging mixed use within sites and within buildings;
 Encouraging parking management strategies;
 Multimodal hubs with quality streetscapes and transportation amenities;
 Requiring new developments to develop quality streetscapes and
transportation amenities; and
 Creating great public spaces and thoroughfares with well balanced,
fiscally sound, infrastructure investments to promote reliable trips.

Implementation policies include:

 Encourage mixed use within sites and within buildings;
 Encourage parking management strategies including shared parking
arrangements;
 Require sidewalks on both sides of streets both externally and internally
to new developments that connect to buildings;
 Promote high quality design of public spaces and the public realm that is
integrated within a development;
 Encourage Green Infrastructure and reductions in impervious surfaces;

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BOC Meeting: November 1, 2022 Page 5
 Require new developments to develop quality streetscapes and
transportation amenities;
 Incorporate appropriate end-of-trip facilities such as bicycle racks,
showers/ locker rooms, etc., within new and existing developments;
 Encourage active ground floors, pedestrian scale design, and pedestrian
amenities in new developments and redevelopment of existing sites; and
 Encourage intra-parcel connectivity and new development should not
preclude future connections.

Although the subject property, as part of a larger 317.661 +/- acre development
known as Reeve’s Creek, has already been evaluated as a Development of
Regional Impact (DRI #2996) and was issued a Notice of Decision (NOD) by the
Atlanta Regional Commission (ARC) on October 3, 2019, the currently proposed
development varies substantially to the original proposal as evaluated per the
review of DRI #2669. As per the Official Compilation of the Rules and
Regulations of the State of Georgia, Ga. Comp. R. & Regs. r. 110-12-7-.05, the
ARC may determine that previously submitted DRIs may be subject to
subsequent evaluation as a new DRI if the project changes are substantial enough
to warrant this. The ARC has determined that reevaluation is warranted in this
case. A new DRI application has been submitted and accepted by the ARC for
the subject property (Reeve’s Creek II, DRI #3799).

Per O.C.G.A. § 36-36-113, a county’s objection to an annexation is valid if the
proposed annexation would create a substantial or significant change in zoning or
land use, increase in density, or increase in infrastructure demands.

Recommendation: It is Planning & Zoning staff’s opinion that the annexation request would not
create a significant change in the surrounding land uses and the future land use
designation for the properties.

While it is Planning & Zoning staff’s opinion that there are no grounds for
objection for this annexation request as per O.C.G.A. § 36-36-113, Planning &
Zoning Staff would encourage the City of Stockbridge to consider the zoning
conditions placed upon the subject property as part of their zoning approval (RZ-
19-01) in their evaluation of this annexation and rezoning request. These zoning
conditions are described in Resolution 19-287 which is attached hereto. Planning
Staff would also encourage the City of Stockbridge to consider the findings of
the DRI review upon completion, including, but not limited to, the
recommendations as per the Final Report and the recommendations of the Notice
of Decision (NOD), in their evaluation of this request at the time of zoning.

Upon review of application materials, including DRI #3799 materials, Planning
and Zoning Staff would encourage the City of Stockbridge to consider the
additional Staff recommended conditions:

1. Requirements of the Georgia Regional Transportation Authority (GRTA)
Notice of Decision (NOD) Attachment A for DRI #3799 shall be met by
the owner/developer.

2. Should development on the subject property be completed in phases, a
phasing plan for each development phase's infrastructure completed by a
licensed Traffic Engineer shall be submitted for review and approval by

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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 6
the City of Stockbridge, prior to any certificate of occupancy being
issued for that phase of development, unless conditioned otherwise.

3. Entrances shall be located such that the minimum intersection sight
distance and the minimum spacing requirement are met per the road’s
posted speed limit, and shall have a deceleration lane and acceleration
taper designed and constructed to City of Stockbridge standards.

4. Owner/developer shall preserve property along Flippen Road for future
right-of-way width to sixty feet (60’) from center on both sides of
existing road along the site frontage. This preservation strip shall be
under one owner, rather than included within residential building lots.
Where road widening as part of site development requires, additional
right-of-way may be required.

5. Sidewalks shall be provided along the subject property’s frontage along
Flippen Road and shall be a minimum of ten feet (10’) wide.

6. Sidewalks for the use of pedestrians and bicyclists shall be provided
throughout the development and shall connect to paths, residential areas,
amenity areas, and commercial areas. Sidewalks shall be paved and a
minimum of eight feet (8’) wide. Benches and/or similar resting areas
shall be paved and provided along sidewalks, outside of the paved
sidewalk path.

7. All commercial uses shall provide bicycle racks, storage, or spaces.
Bicycle racks, storage, or spaces shall be located near the entrance of an
establishment and/or near a sidewalk. Any bicycle spaces shall be posted
as such.

8. An area equal to one (1) percent of the total floor area within the
development shall be provided as public space. Public space(s) shall be
within view of a public roadway and accessible to pedestrians via
sidewalk(s). Public spaces can include transit stops, plazas, courtyards,
atriums, pavilions, or other similar public spaces with benches and/or
seating areas. At least one (1) covered pavilion with tables and seating
areas shall be provided.

9. The development shall be constructed in substantial compliance with the
DRI Site Plan (Master Rezoning Plan prepared by PEC+, dated August
1, 2022).

10. The development shall not exceed 1,347 dwelling units.

11. Senior living units shall be limited in accordance with the federal Fair
Housing Act and the federal Housing for Older Persons Act, 42 U.S.C. §
3601, et seq., and the Georgia Fair Housing Act, O.C.G.A. § 8-3-200, et
seq. to require that at least eighty percent (80%) of all dwellings within
the development must be occupied by at least one (1) person who is over
the age of fifty-five (55), and that no individual under the age of nineteen
(19) may be a permanent resident. The development shall publish and
adhere to policies and procedures that demonstrate the intent to operate
as "55 or older" housing community and shall comply with the United
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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 7
States Department of Housing and Urban Development (HUD)
regulatory requirements for age verification of residents.

12. All homes shall consist of all sides brick or stone. Up to 20% of each
elevation may be of a different accent material such as cement
fiberboard. Vinyl based products are only permitted in the soffits, eaves,
and fascia.

13. All homes shall be built on site (no modular or manufactured homes).

14. Each townhome and apartment pod/development shall be developed as a
gated community. The gates shall be maintained and monitored at the
property owner’s expense.

15. All single-family homes and townhomes shall have two-car garages. All
garages shall be side or rear entry where feasible, provided that all corner
lots have a side entry garage.

16. All single-family and townhome driveways shall be a minimum of forty
feet (40’) in length measured from the back of curb with a minimum
width of twenty feet (20’).

17. Each townhome and apartment pod shall provide an amenity package
required to consist of at least four (4) of the following:

a. One (1) resort style pool and one (1) pool cabana
b. One (1) minimum 2,000 square foot clubhouse
c. One (1) playground with benches
d. One (1) minimum 1,500 square foot covered pavilion
e. One (1) dog park
f. One (1) tennis court or basketball court
g. Fitness facility

18. Walking trails and pocket parks with benches or other similar resting
areas shall be provided throughout the development and shall connect to
sidewalks, residential areas, and/or amenity areas.

19. Dumpster(s) shall be placed on a concrete pad and enclosed on three (3)
sides. The enclosure shall be constructed of brick or stone.

20. An undisturbed or enhanced minimum 50-foot buffer shall be maintained
around the southern and northern property lines of the property. This
buffer shall include new evergreen tree plantings, but shall otherwise be
undisturbed. New evergreen trees planted in this buffer shall be a
minimum of 6’ in height at time of installation.

21. All required buffers shall be located outside of any building lot.

22. Stormwater management facilities can be included as passive open space
only if they are landscaped, maintained as a feature of the development,
and walking trails or multi-use paths are included around the entirety of
the pond which connect to sidewalks or multi-use paths within the
development.

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Henry County Planning and Zoning City of Stockbridge (AX-22-06)
BOC Meeting: November 1, 2022 Page 8
23. No portion of any stormwater management facility that are not used as
passive open space, as per other conditions, shall be located on any
portion of a building lot. Stormwater management facilities which are
not passive open space, as per other conditions, shall be secured by a 5-
foot high fence and shall have a minimum ten-foot (10’) undisturbed or
enhanced screening buffer. All driveways, access easements, and
emergency access easements must be paved and dust free.

24. All disturbed areas shall be sodded, except where landscaping is present
or installed.

25. There shall be a master sign plan reviewed and approved by the Planning
& Zoning Division of the Community Development Department prior to
issuance of the first sign permit.

Attachments:
 Resolution 19-287 (RZ-19-01)
 DRI #2996 Notice of Decision
 RZ-19-01 Site Plan, dated August 21, 2019
 Zoning Map
 Future Land Use Map
 Application Packet
 City of Stockbridge Rezoning Application Packet
 City of Stockbridge Comprehensive Plan Amendment Application Packet
 DRI #3799 Site Plan, dated August 1, 2022

\\ADMBLADE2\Department_Folders\Planning_Zoning\Annexations\Stockbridge\2022\AX-22-06, Flippen Road\AX-22-06, Flippen Road,11-01-22 BOC.doc
Legend
AX-22-06
RS
RMH
RM
RD
RA
R-4
R-3
R-2
R-1
PD
OI
MU
MR2
MR1
M-2
M-1
DTRC
DTMU
CITY
C-3
C-2
C-1

Scale: 1"= 1000'

Current Zoning Map
This map is for graphical
representation only. It is
not a legal document.
Future Land Use Map

AX-22-06 RR - Rural Residential COM - Commercial PRC - Park/Recreation/Conservation

FLU LD - Low Density Residential OI - Office Institutional TCU - Transportation/Communication/Utilities
CITY MD - Medium Density Residential INDUS - Industrial
MX - Mixed Use HD - High Density Residential PI - Public/Institutional
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Henry County, GA

Overview

Legend
Parcels
Roads

287 ft

Parcel ID 029-01009000 Class C Owner VICTORY WORSHIP Land
$40,000
Property 713 VALLEY Acreage n/a Address CENTER CHURCH Value:
Address HILL RD OF GOD IN CHRIST INC Building Last 2 Sales
$184,700
District City/Stockbridge PO BOX 1093 Value: Date Price Reason Qual
STOCKBRIDGE GA 30281 Misc 2/11/2005 $0 n/a U
$1,800
Value: 11/29/2004 $250,000 n/a U
Total
$226,500
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: 2/22/2023
Last Data Uploaded: 2/22/2023 5:29:26 AM
Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

574 ft

Parcel ID 029-01009001 Class E Owner VICTORY WORSHIP CENTER Land
$197,000
Property Acreage 9.85 Address CHURCH Value:
Address OF GOD IN CHRIST INC Building Last 2 Sales
District City/Stockbridge PO BOX 1093 Value: Date Price Reason Qual
STOCKBRIDGE GA 30281 Misc 2/11/2005 $0 n/a U
Value: n/a $ n/a n/a
Total
$197,000
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: 2/22/2023
Last Data Uploaded: 2/22/2023 5:29:26 AM
Developed by

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
Gordon Linton, Planner I

DATE: May 25, 2023

SUBJECT: Staff Report for Conditional Use Permit Case #CU-2023-01
At 713 Valley Hill Road

I. PURPOSE
Consider a Conditional Use Permit application (Case#CU-2023-01) by Victory Worship
Center (represented by Keith G. Nation) to allow a “place of worship” on property at 713
Valley Hill Road. The applicant has submitted a joint site plan showing the proposed place
of worship (church) at 713 Valley Hill Road, as well as the applicant’s proposed townhome
development on the adjacent parcel to the west (Parcel #029-01009001). Both
developments would share the same entrance driveway. Details of the site plan are
discussed in the Proposed Development section of this report.

To allow for the proposed development, the applicant has simultaneously submitted three
other applications to the City of Stockbridge for Parcel #029-0109001 (the western
parcel), as are listed below.
• A Comprehensive Plan Amendment Application (Case #CP-2023-01) —The applicant
requests that Parcel #029-01009001 be assigned the future land use designation of
‘High-Density Residential.’

• A Rezoning Application (Case #RV-2023-01) —The applicant requests a rezoning to
assign the ‘MFR’ (Multiple Family Residential) zoning district to Parcel #029-01009001.
• A Variance Application (Case #VR-2023-01) —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. / CU-2023-01 Staff Report / May 25, 2023

II. BACKGROUND INFORMATION

PROPERTY OWNERSHIP – The subject property at 713 Valley Hill Road is owned by
the applicant, Victory Worship Center Church of God in Christ, Inc. The applicant also
owns the adjacent property to the west, Parcel #029-01009001. Both properties have
been owned by the applicant since 2005.

EXISTING CHURCH – Victory Worship Center is an existing church in the City of
Stockbridge. It is located at 6043 North Henry Boulevard, within Council District 4. The
church currently operates out of retail space in a commercial center, and it seeks to build
a new church building on the property which it has owned since 2005 on Valley Hill Road.

ANNEXATION INTO THE CITY – The subject property was annexed into the City from
unincorporated Henry County due to the passage of the 2022 Annexation Referendum.

APPLICANT’S PREVIOUS CONDITIONAL USE PERMIT—The applicant previously
obtained approval in 2006 from Henry County for a Conditional Use Permit to use the
property at 713 Valley Hill Road for a place of worship (church). However, since the
property was annexed into the City, the conditional use permit which was issued by Henry
County is not valid within the City of Stockbridge, and the City required the applicant to
apply for a new conditional use permit.

CHURCHES IN COUNCIL DISTRICT 4 – For tax assessment purposes, the Henry
County Tax Assessors’ Office maintains a list of churches within the City of Stockbridge.
As of May 22, 2023, there were twenty-five (25) churches within the Stockbridge City
Limits. Of those, the Planning and Zoning Staff has determined that fourteen (14) of them
were located within Council District 4, including the applicant’s existing church at 6043
North Henry Boulevard.

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023

III. CASE FACTS

Proposed Use: Place of worship.
Property Address: 713 Valley Hill Road.
Parcel Acreage: 4.000 acres, per May 2, 2023 recorded plat.
Land District and Land Lot: District 12, Land Lot 103.
Council District: 4 (Mayor Pro Tem / Councilwoman Yolanda Barber)
Applicant: Victory Worship Center (agent—Keith G. Nation)
Owner: Victory Worship Center.
Surrounding Zoning: ~ North and East—RR (Rural Residential)
~ South and West--PUD (Planned Unit Development)
Property Location: South side of Valley Hill Road, two parcels east of
Valleydale Drive.
Property Conditions: Fairly level and partially wooded. The front part of the
property along Valley Hill Road is the lowest area.
Current Use: Vacant.
Surrounding Land Uses: ~ North—Clayton County Water Authority facilities and
Georgia Power Company facilities.
~ East—Vacant.
~ South and West—Parcel #029-01009001.

Future Land Use ~ North—Park/Recreation/Conservation, Transporta-
Designations: tion/Communication/Utilities, and Rural Residential.
~ South, East, and West—Rural Residential.

Road Classification: Major Collector.

IV. PROPERTY MAPS AND ILLUSTRATIONS

Various property maps and illustrations appear on the next several pages.

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023

AERIAL PHOTOS—Parcel Boundaries Prior to Recording of New Plat
Top--713 Valley Hill Road for Place of Worship
Bottom--Parcel #029-01009001 on Valley Hill Road for Townhome Development

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023

RECORDED PLAT
May 2, 2023 / Plat Book 63, Page 112
New Parcel Boundaries Highlighted:
Orange—Parcel #029-01009000 (proposed townhome development)
Yellow—713 Valley Hill Road (proposed place of worship)

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023

CITY OF STOCKBRIDGE 2023 ZONING MAP
Showing Parcel #029-01009001 and 713 Valley Hill Road
KEY:
Main Road – Valley Hill 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. / CU-2023-01 Staff Report / May 25, 2023

CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP
KEY:
Pale Yellow—Low-Density Residential
Beige—Medium-Density Residential
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Slate—Parks/Recreation/Conservation
Dark Gray—Transportation/Communication/Utilities

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023

V. PROPOSED DEVELOPMENT

The applicant proposes to build a “place of worship” (church) on 4.000 acres of property at
713 Valley Hill Road (the subject of Conditional Use Permit Case #CU-2023-01), as well
as a townhome development (the subject of CP-2023-01, RZ-2023-01, and VR-2023-01)
on the adjacent 7.864-acre Parcel #029-01009001 to the west. The existing residence at
713 Valley Hill Road would remain, along with its accessory structures.

A. Project Size. The applicant has submitted a joint site plan showing both development
proposals and the existing residence. The proposed sanctuary building for the place of
worship would have 12,586 total square feet, of which 3,360 square feet would comprise
the largest assembly area (60’ X 56’). The townhome development would have 56 units
and a density of 7.12 units per acre. All townhome units would have three or four bedrooms.

B. Site Plan Design. The applicant’s submitted conceptual site plan is titled “Proposed
Victory Worship Center—Master Plan” (Sheet No. AS-1), prepared by Acme Group, Intl.
LLC and dated February 20, 2023, and it was received by the Planning and Zoning Office
on May 16, 2023. The site plan uses as a base the new plat for 713 Valley Hill Road (the
eastern parcel) and Parcel #029-01009001 (the western parcel). The proposed place of
worship would be built at 713 Valley Hill Road (the eastern parcel) and the proposed
townhome development would be constructed on Parcel #029-01009001 (the western
parcel). The place of worship is shown in brown, its parking lots are shown in blue, and the
townhomes on Parcel #029-01009001 are shown in purple.

The two developments would share a joint project entrance, which would expand into a
looped internal street. The entrance and the interior street would initially both be privately-
maintained, but they would be built to City standards. At a later date, the developer would
dedicate the entrance and possibly the internal street to the City of Stockbridge. All
sidewalks would be 6 feet wide. A detention pond would be provided on Parcel #029-
01009001 to serve both developments, and each development would have its own refuse
dumpster.

C. Proposed Parking Plan. Separate parking areas would be provided for the place of
worship and the townhomes. The applicant has submitted a “Proposed Parking Plan”,
dated May 8, 2023, for both the place of worship and the townhomes. The numbers of
parking spaces that would be provided are listed in the table below.

Number of Parking Spaces to Be Provided
MINIMUM TOTAL
PARKING REQUIRED ADDITIONAL PARKING
REQUIREMENT SPACES SPACES SPACES

Place of Worship:
112 parking spaces (one space 112 9 121
per 30 square feet of non-fixed
seats in largest assembly room

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023

(3,360 square feet) of the
sanctuary.
Existing Residence: 2 0 2
2 parking spaces.
Townhome Development:
126 parking spaces for 56 units
(2.25 spaces per townhome unit 126 0 126
having 3 or more bedrooms),
excluding townhome garage
spaces. Includes 112 driveway
spaces plus 14 guest spaces in
various locations.

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023
10

PROPOSED SITE PLAN
Proposed Place of Worship—On 713 Valley Hill Road (the eastern parcel)
Proposed Townhome Development—On Parcel #029-01009001 (the western parcel)

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023
11

SITE PLAN ENLARGEMENT

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023
12

Victory Worship Center C.O.G.I.C.
6043 North Henry Blvd, Stockbridge, GA. 30281

Proposed Parking Plan
May 8, 2023

The proposed parking plan is to detail what parking space is required to meet the needs of attendees in the
worship facility, and parking space that is mandated for the townhouses. The parking plan also details
contingencies that for the worship facility during the days and specific times when worship service is
conducted:
I. Plans for construction ~ The site development plan requires one parking space for every thirty square
feet of space in the sanctuary area for seating that is not fixed in the worship facility. The parking plan
calls for constructing a total number of one hundred and twelve (112) parking spaces. With an additional
nine parking (9) brings the total to one hundred twenty-one (121) parking spaces. The parking plan for
the townhouses require two point two (2.25) spaces for each townhouse. The number of parking spaces is
in addition to the two-car garage parking space each townhouse will have.
II. Parking use ~ The worship facility parking spaces will be utilized weekly on Sundays between the
hours of 9:00 a.m. and 12:00 noon. On Wednesday parking will be utilized between the hours of 7:00
p.m. to 8:30 p.m.
III. Near term need for the worship facility ~ Within the first two years parking needs for the is not
expected to exceed the current parking required based on total seating. The current membership is
approximately one hundred (100). Regular attendees along with visitors is not expected to exceed the
number of required parking during Sunday worship services. The number of parking during mid-week
services will not exceed the required parking on Sundays.
IV. Long term need for the worship facility ~ Beyond two years attendees to the Sunday morning
service is anticipated to increase by fifty percent of seating capacity, and within the next five to ten years
by seventy-five percent of seating capacity. It is anticipated that the planned number of parking spaces is
expected to meet projected growth. The parking needs for mid-week services will remain adequate for
parking needs.
V. Special events need for the worship facility ~ The ministry will have at least four special events
yearly that will anticipate an increased number of guests during each event. The current seating of
capacity will allow for three hundred (300). The current parking along with the additional parking will
accommodate the maximum number of attendees.
VI. Contingency plan for the worship facility ~ In the event the parking needs become greater than
current parking spaces every effort will be made to avoid worship attendees from parking in the areas
where residence live, or on the street that could impede the flow of traffic on main travel roads. Plans
would require attendees within the immediate travel area of church to be shuttled to the Worship Center,
and those residing in the immediate area to park their cars at their residence and walk to the worship
facility. This contingency will be reviewed annually to ensure the plan will adequately meet the growth
of ministry and special events that will be scheduled.

VII. Contingency plan for the townhouses ~ The parking plan includes an additional fourteen (14)
parking spaces for guest parking needs that will exceed the number of parking spaces that are assigned to
each townhouse. The fourteen additional parking is mainly located in the vicinity of the recreational park.

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023
13

VI. STANDARDS FOR PLACES OF WORSHIP

Section 3.2.24 of the UDC for “mass assembly centers and grounds” identifies “places of
religious worship” as one type of mass assembly center. Subsection 3.2.24(E) states as
follows: “Religious facilities, together with specified accessory uses and structures, may
be permitted as a conditional use in the RR, SR, C‐1 and C‐3 zoning districts, subject to
the standards of the district and the supplemental standards that are set forth in this
section.” The subject property is located in the ‘RR’ (Rural Residential) zoning district,
thus it qualifies for consideration for a place of worship as a conditional use. Site design
and architectural standards for places of worship and similar religious facilities are
provided in the table below.

Standards for Places of Worship and Similar Religious Facilities

DEVELOPMENT FEATURE STANDARD
Minimum site area, including structures 2 acres
and associated parking
Road frontage 200 feet
Buffers (sides and rear) 20 feet
Building materials Brick, stone, stucco, glass, cement
fiberboard or masonry materials
compatible in the surrounding area
Building setbacks 50 feet from all property lines

Other standards for places of worship from Subsection 3.2.24(E) are summarized
below.

1. Accessory Uses and Activities—These must be “clearly ancillary” to the primary use,
and are limited to the following: a) religious or similar instruction; b) offices; c) child
or adult day care center, except for residentially-zoned property; d) a private
academic school; e) a fellowship hall/community center/activity hall/life center, with or
without a kitchen; f) recreation facilities, including athletic fields; g) individual meeting
spaces; and h) a parsonage.

2. All accessory uses are subject to certain requirements. They must meet all local,
state, or federal standards, and they must follow specified operational standards. In
addition, outdoor play or activity areas must not be located closer than 50 feet from
any residential property line.

3. Child day care centers, adult day care centers, preschools, or child nursery uses--
These are allowable accessory uses, subject to certain standards.

4. Private academic schools--These are allowable accessory uses, subject to certain
standards.

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023
14

5. Fellowship Hall—This is an allowable accessory use, provided that the total floor area
which is allocated to the fellowship hall, including related mechanical and support
facilities, does not exceed thirty‐five (35) percent of the total floor area on the site.

6. Parsonage--One (1) dwelling unit to serve as a parsonage may be established,
subject to the following standards: a. The lot area within the parcel that is developed
for religious uses and facilities to be devoted to the dwelling unit ("parsonage lot")
shall have a minimum area of eight thousand (8,000) square feet. The parsonage lot
shall be used exclusively for the dwelling unit, and it shall not include any primary or
other accessory use that is allowable on the site. The parsonage lot shall not be used
for any support activity to the primary or accessory uses, such as outdoor play areas,
storage, or parking, other than as specifically provided for herein b. The maximum lot
coverage for the parsonage lot shall be thirty‐five (35) percent. c. Two (2) parking
spaces shall be provided within the parsonage lot. d. The maximum building height
on the parsonage lot shall be thirty‐five (35) feet. e. The parsonage lot may contain
children's outdoor play equipment in a size and quantity that is typical of residential
uses. f. The parsonage lot may contain a residential swimming pool, which is fully
enclosed, and attached to the dwelling.

7. Parking Plan--A specific parking plan shall be provided. This plan shall identify the
principal use and each accessory use that is proposed on the site. The parking plan
shall indicate the hours of operation and the peak times of use (parking demand) for
the primary use, as well as for and each accessory use on the site. The parking
standards for the principal use and each accessory use shall be identified based
upon Unified Development Code requirements that are set forth in Section 4.7
Parking Requirements. The parking plan may propose reduced or shared parking,
asset forth in Subsection 4.7.8. The parking plan shall indicate areas that are
designated for overflow parking during times of extraordinary use (such as festival or
holiday periods).

8. Additional Required Setbacks--For religious facilities that exceed ten thousand
(10,000) square feet in total floor area, excluding the parsonage, if any, the minimum
setback from any property line that is otherwise required shall increase five (5) feet
for each two thousand (2,000) square feet, or portion thereof, over ten thousand
(10,000) square feet.

VII. NECESSITY OF REQUEST

The applicant requests a conditional use permit on the subject property at 713 Valley Hill
Road to allow a place of worship. Section 3.2.24, Mass Assembly Centers and Grounds,
identifies religious places of worship as one type of mass assembly center. Subsection
3.2.24(E) states as follows:

Religious facilities, together with specified accessory uses and structures,
may be permitted as a conditional use in the RR, SR, C‐1 and C‐3 zoning
districts, subject to the standards of the district and the supplemental

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023
15

standards that are set forth in this section.

The subject property is zoned ‘RR’ (Rural Residential), which qualifies it for
consideration for a conditional use permit for a place of worship.

VIII. ANALYSIS OF REQUEST

A. Standards for Places of Worship. The subject property and the proposed site plan
meet the site standards for places of worship. The property at 713 Valley Hill Road has
4 acres, thus exceeding the required 2 acres, and its road frontage considerably exceeds
200 feet. The proposed sanctuary would be located 56 feet away from the eastern
property line, and parking lots would be located on the other three sides. The types of
building materials to be used would be evaluated during the plan review stage for the
building permit application. Subsection 3.2.24(E) of the UDC lists other standards for
places of worship, which were summarized above. Each one is briefly analyzed below.

1. Accessory uses and activities--The applicant has no plans at this time to provide any
accessory uses or activities.

2. All accessory uses are subject to certain requirements--This is not applicable at the
current time since no accessory uses or activities are being proposed.

3. Child day care centers, adult day care centers, preschools, or child nursery uses—
These facilities are not allowed on the subject property since it is residentially zoned
(Rural Residential).

4. Private academic schools--This is not applicable at the current time since no private
academic schools are proposed.

5. Fellowship Hall—The applicant is not currently proposing to build a separate fellowship hall.

6. Parsonage--This is not applicable at the current time since the worship leader plans to
continue to live off-site. If that were to later change, then a “parsonage lot” would
need to be delineated on the subject property.

7. Parking Plan—The applicant has provided the detailed “Proposed Parking Plan”, dated May 8,
2023, for Victory Worship Center. It includes the hours of operation and the peak hours of use.
Provisions for overflow parking were discussed. Due to the uncertainty about the extent or
speed with which the church’s membership may expand, or the frequency or size of anticipated
events, no specific parking needs can be determined at this time. If it is determined that
additional parking may be needed, the applicant is willing to consider the provision of church
bus or van parking, including the possible shuttling of guests from an offsite location.
The latter would require a shared parking agreement with another property owner
within a specified distance, or another acceptable provision, to be determined and
approved by the Planning and Zoning Office.

8. Additional Required Setbacks—The proposed sanctuary building would have 12,586

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023
16

square feet in total floor area, which would exceed the required threshold of 10,000
square feet in total floor area for the provision of an increased setback from the
adjacent property line. The proposed site plan shows that the side yard setback
would increase to 56 feet along the eastern property line.

B. Standards for the Granting of Conditional Use Permits. Section 9.2.4 of the
Stockbridge Unified Development Code (UDC) provides requirements for the granting of
conditional use permits, and Subsection 9.2.4(2) lists five (5) issues to be considered, in
priority, as are listed below. Each issue will be discussed.

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

The applicant has situated the project entrance in an acceptable location, as was
determined by an engineer, to mitigate any site distance issues due to the curvature of
Valley Hill Road in front of the property. Since the hours of operation for the place of
worship would be different from typical weekday rush hour traffic, no weekday traffic
congestion is anticipated in the vicinity due to the operation of the place of worship.

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

The proposed site plan shows that the building for the place of worship would be
located away from the low point of the property, and that a detention pond would serve
both the place of worship and the proposed townhome development.

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

The applicant has submitted a letter from the Clayton County Water Authority which
indicates that water and sewer facilities are available to serve the proposed
development.

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

As of this time, the applicant has not made any binding agreement. However, if the
need for overflow parking becomes apparent due to the anticipated growth in church
membership, and/or the holding of large special events, then consideration may need
to be given to the applicant obtaining a shared parking agreement with another
property owner in the vicinity, upon the approval of the Planning and Zoning Office.

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

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023
17

Section 3.2.5 of the Stockbridge Comprehensive Plan 2018-2038 includes the
following goal for Community Services and Facilities on Page 38: “To make available
adequate facilities and services to meet the changing needs of all city residents.” The
proposed worship center would allow the existing Victory Worship Center, which
currently operates from a commercial building in Stockbridge, to relocate to the
subject property to allow for improved facilities and the continued growth of its
membership, which should be beneficial to the City’s growing population.

IX. STAFF FINDINGS
1. The applicant seeks to construct a church building on property which it has owned
since 2005.

2. Although the applicant already obtained approval from Henry County in 2006 for a
conditional use permit to build a place of worship (church) on the subject property, that
conditional use permit became void when the applicant’s property was annexed into
the City. The applicant therefore is seeking a new conditional use permit from the City.

3. If the requested conditional use permit is approved, the applicant would relocate its
existing church from its leased retail space at 6043 North Henry Boulevard to a new
building to be constructed on the subject property at 713 Valley Hill Road.

4.The applicant meets the required Standards for Places of Worship, as well as the
required Standards for Granting Conditional Use Permits.

X. STAFF CONCLUSION

In view of these facts, as well as the foregoing analyses, the Planning and Zoning Staff
concludes that the applicant’s request for a conditional use permit via CU-2023-01 to
allow the use of the subject property for a place of worship (church) via would be
acceptable and should be approved, with conditions.

XI. STAFF RECOMMENDATIONS

In view of the aforementioned positive conclusion, the Planning and Zoning Staff
recommends APPROVAL WITH CONDITIONS for this case. A conditional use permit for
713 Valley Hill Road to allow the use of the subject property for a place of worship shall
only be approved with the following conditions:

1. Site Plan – The proposed townhome development shall be constructed according to a
design which is very similar to the one which is shown on the applicant’s submitted
conceptual site plan, entitled “Proposed Victory Worship Center—Master Plan” (Sheet
No. AS-1), prepared by Acme Group, Intl. LLC and dated February 20, 2023, which was
received by the Planning and Zoning Office on May 16, 2023.

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023
18

2. Additional Buildings, Uses, and Activities—If additional buildings, uses, or activities
are proposed on the subject property, these shall meet the requirements of Subsection
3.2.24(E) of the Unified Development Code. In particular, for the establishment of a
church parsonage, a “parsonage lot” shall be delineated on the property; and no day
care centers shall operate on the property since it is residentially zoned.

3. Parking Provision—Sufficient parking shall be provided at all times to adequately
accommodate the anticipated growth in church membership, as well as the holding
of special events with significant numbers of guests. Such parking may include
church bus or van parking, offsite parking within a specified distance via a shared
parking agreement, or another acceptable provision, to be determined and approved
by the Planning and Zoning Office.

City of Stockbridge, GA Community Dev. Dept. / CU-2023-01 Staff Report / May 25, 2023
Victory Worship Center C.O.G.I.C.
6043 North Henry Blvd, Stockbridge, GA. 30281

Proposed Parking Plan

May 8, 2023

The proposed parking plan is to detail what parking space is required to meet the needs of
attendees in the worship facility, and parking space that is mandated for the townhouses. The
parking plan also details contingencies that for the worship facility during the days and specific
times when worship service is conducted:
I. Plans for construction ~ The site development plan requires one parking space for every
thirty square feet of space in the sanctuary area for seating that is not fixed in the worship
facility. The parking plan calls for constructing a total number of one hundred and twelve (112)
parking spaces. With an additional nine parking (9) brings the total to one hundred twenty-one
(121) parking spaces. The parking plan for the townhouses require two point two (2.25) spaces
for each townhouse. The number of parking spaces is in addition to the two-car garage parking
space each townhouse will have.
II. Parking use ~ The worship facility parking spaces will be utilized weekly on Sundays
between the hours of 9:00 a.m. and 12:00 noon. On Wednesday parking will be utilized between
the hours of 7:00 p.m. to 8:30 p.m.
III. Near term need for the worship facility ~ Within the first two years parking needs for the
is not expected to exceed the current parking required based on total seating. The current
membership is approximately one hundred (100). Regular attendees along with visitors is not
expected to exceed the number of required parking during Sunday worship services. The
number of parking during mid-week services will not exceed the required parking on Sundays.
IV. Long term need for the worship facility ~ Beyond two years attendees to the Sunday
morning service is anticipated to increase by fifty percent of seating capacity, and within the next
five to ten years by seventy-five percent of seating capacity. It is anticipated that the planned
number of parking spaces is expected to meet projected growth. The parking needs for mid-
week services will remain adequate for parking needs.
V. Special events need for the worship facility ~ The ministry will have at least four special
events yearly that will anticipate an increased number of guests during each event. The current
seating of capacity will allow for three hundred (300). The current parking along with the
additional parking will accommodate the maximum number of attendees.
VI. Contingency plan for the worship facility ~ In the event the parking needs become greater
than current parking spaces every effort will be made to avoid worship attendees from parking in
the areas where residence live, or on the street that could impede the flow of traffic on main
travel roads. Plans would require attendees within the immediate travel area of church to be
shuttled to the Worship Center, and those residing in the immediate area to park their cars at their
residence and walk to the worship facility. This contingency will be reviewed annually to ensure
the plan will adequately meet the growth of ministry and special events that will be scheduled.
VII. Contingency plan for the townhouses ~ The parking plan includes an additional fourteen
(14) parking spaces for guest parking needs that will exceed the number of parking spaces that
are assigned to each townhouse. The fourteen additional parking is mainly located in the vicinity
of the recreational park.
Providing Quality Water and Quality Services to Our Community

March 21, 2023

Keith Nation
713 Valley Hill Rd
Henry County, Georgia

Re: Parcel ID 029-01009001 0 Valley Hill Rd and 713 Valley Hill Rd
Henry County, GA

Mr. Nation,

Clayton County Water Authority owns and maintains a 24-inch water main running along Valley Hill Rd. The
Authority has a treatment capacity of 42 MGD and is currently producing an average of 24.86 MGD.

The Authority also owns and maintains an 8-inch sanitary sewer main running through the parcel of 0 Valley
Hill Rd. Wastewater generated from your development would receive treatment at the Northeast Clayton
WRF. This facility has a design capacity of 10 MGD and is presently treating 4.772 MGD.

The developer is responsible for designing and constructing all water and sewer system relocations and
extensions to CCWA standards.

The Authority does not guarantee capacity of plant or infrastructure until capacity is purchased through
the payment of connection fees.

The data contained in this letter is for informational purposes only indicating location and size. A survey,
by the above-referenced property owner, may be necessary to determine connection to the Authority’s
system.

Potable water and sanitary sewer service to this property is subject to the existing and future policies of
the Clayton County Water Authority, State EPD and Federal EPA.

Sincerely,

Catherine Samay
Plan Review Coordinator

www.ccwa.us | 770.960.3607 | 1600 Battle Creek Road, Morrow, GA 30260
Henry County, GA

Overview

Legend
Parcels
Roads

287 ft

Parcel ID 029-01009000 Class C Owner VICTORY WORSHIP Land
$40,000
Property 713 VALLEY Acreage n/a Address CENTER CHURCH Value:
Address HILL RD OF GOD IN CHRIST INC Building Last 2 Sales
$184,700
District City/Stockbridge PO BOX 1093 Value: Date Price Reason Qual
STOCKBRIDGE GA 30281 Misc 2/11/2005 $0 n/a U
$1,800
Value: 11/29/2004 $250,000 n/a U
Total
$226,500
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: 2/22/2023
Last Data Uploaded: 2/22/2023 5:29:26 AM
Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

574 ft

Parcel ID 029-01009001 Class E Owner VICTORY WORSHIP CENTER Land
$197,000
Property Acreage 9.85 Address CHURCH Value:
Address OF GOD IN CHRIST INC Building Last 2 Sales
District City/Stockbridge PO BOX 1093 Value: Date Price Reason Qual
STOCKBRIDGE GA 30281 Misc 2/11/2005 $0 n/a U
Value: n/a $ n/a n/a
Total
$197,000
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: 2/22/2023
Last Data Uploaded: 2/22/2023 5:29:26 AM
Developed by

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
Gordon Linton, Planner I

DATE: May 25, 2023

SUBJECT: Staff Report for Comprehensive Plan Amendment Case #CP-2023-01
For Parcel #029-01009001 on Valley Hill Road

I. PURPOSE
Consider a request for a Comprehensive Plan Amendment (Case #CP-2023-01) by
Victory Worship Center (represented by Keith G. Nation) to assign the ‘High-Density
Residential) land use designation to Parcel #029-01009001 on Valley Hill Road to allow
for the development of a townhome community with 56 +/- units. The applicant also
simultaneously submitted two other applications to the City of Stockbridge for this
property, as are listed below.
• A Rezoning Application (Case #RZ-2023-01) —The applicant requests that the subject
property be assigned the ‘MFR’ (Multiple Family Residential) zoning district.
• A Variance Application (Case #VR-2023-01)—The applicant requests a variance to
reduce the front yard setback from the required minimum of 50 feet to 25 feet.

In addition, the applicant has submitted Conditional Use Permit application #CU-2023-01
for the adjacent property to the east at 713 Valley Hill Road for the purpose of requesting
that the property be allowed to be used for a place of worship. The applicant has
submitted a joint site plan encompassing both the proposed townhome development and
the proposed place of worship, which would share the same entrance driveway.

The subject property was annexed into the Stockbridge City Limits from unincorporated
Henry County as a result of the passage of the November 8, 2022 Annexation
Referendum. The property was designated as ‘Low-Density Residential’ by Henry County
prior to the annexation, and it kept this designation by the City after the annexation.

City of Stockbridge, GA Community Dev. Dept. / CP-2023-01 Staff Report / May 25, 2023

II. CASE FACTS

Proposed Development: Townhome community with 56 units.
Parcel Identification: 029-01009000.
Parcel Acreage: 7.864 acres, per May 2, 2023 recorded plat.
Land District and Land Lot: District 12, Land Lot 103.
Council District: 4 (Mayor Pro Tem / Councilwoman Yolanda Barber)
Applicant: Victory Worship Center (agent—Keith G. Nation)
Owner: Victory Worship Center.
Surrounding Zoning: ~ North and East—RR (Rural Residential)
~ South and West--PUD (Planned Unit Development)
Property Location: South side of Valley Hill Road, immediately east of
Valleydale Drive.
Property Conditions: Fairly level and partially wooded. The front part of the
property along Valley Hill Road is the lowest area.
Current Use: Vacant.
Surrounding Land Uses: ~ North—Clayton County Water Authority facilities and
Georgia Power Company facilities.
~ East—Single-family residence at 713 Valley Hill Rd.
~ South and West—Valley Hill Station Subdivision with
approximately 126 lots for single-family detached
homes.

Future Land Use Designations: ~ North—Park/Recreation/Conservation, Transporta-
tion/Communication/Utilities, and Rural Residential.
~ South, East, and West—Rural Residential

Road Classification: Major Collector.

III. PROPERTY MAPS AND ILLUSTRATIONS

Various property maps and illustrations appear on the next several pages.

City of Stockbridge, GA Community Dev. Dept. / CP-2023-01 Staff Report / May 25, 2023

AERIAL PHOTOS—Parcel Boundaries Prior to Recording of New Plat
Top--Parcel # 029-01009001 on Valley Hill Road for Townhome Development
Bottom--713 Valley Hill Road for Place of Worship

City of Stockbridge, GA Community Dev. Dept. / CP-2023-01 Staff Report / May 25, 2023

RECORDED PLAT
May 2, 2023 / Plat Book 63, Page 112
New Parcel Boundaries Highlighted:
Orange—Parcel #029-01009001 (proposed townhome development)
Yellow—713 Valley Hill Road (proposed place of worship)

City of Stockbridge, GA Community Dev. Dept. / CP-2023-01 Staff Report / May 25, 2023

CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP
KEY:
Pale Yellow—Low-Density Residential
Beige—Medium-Density Residential
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Slate—Parks/Recreation/Conservation
Dark Gray—Transportation/Communication/Utilities

City of Stockbridge, GA Community Dev. Dept. / CP-2023-01 Staff Report / May 25, 2023

CITY OF STOCKBRIDGE 2023 ZONING MAP
Showing Parcel #029-01009001 and 713 Valley Hill Road
KEY:
Main Road – Valley Hill 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. / CP-2023-01 Staff Report / May 25, 2023

IV. PROPOSED DEVELOPMENT

The applicant proposes to build a townhome development on Parcel #029-01009001 (the
subject of CP-2023-01, RZ-2023-01, and VR-2023-01) on the 7.864-acre Parcel #029-
01009001, as well as a place of worship on the adjacent 4.000-acre parcel to the east at
713 Valley Hill Road (the subject of CU-2023-01). The existing residence at 713 Valley Hill
Road would remain, along with its accessory structures.

A. Project Size. A joint site plan has been submitted which shows both development
proposals and the existing residence. The proposed townhome development would have
56 units and a density of 7.12 units per acre. All townhome units would have three or four
bedrooms. The sanctuary building for the proposed place of worship would have 12,586
total square feet, and the largest assembly area would have 3,350 square feet.

B. Site Plan Design. The applicant’s submitted conceptual site plan is titled “Proposed
Victory Worship Center—Master Plan” (Sheet No. AS-1), prepared by Acme Group, Intl.
LLC and dated February 20, 2023, and it was received by the Planning and Zoning Office
on May 16, 2023. The site plan uses as a base the new plat for 713 Valley Hill Road (the
eastern parcel) and Parcel #029-01009001 (the western parcel). The proposed place of
worship would be built at 713 Valley Hill Road (the eastern parcel) and the proposed
townhome development would be constructed on Parcel #029-01009001 (the western
parcel). The place of worship is shown in brown, its parking lots are shown in blue, and the
townhomes on Parcel #029-01009001 are shown in purple.

The two developments would share a joint project entrance, which would expand into a
looped internal street. The entrance and the interior street would initially both be privately-
maintained, but they would be built to City standards. At a later date, the developer would
dedicate the entrance and possibly the internal street to the City of Stockbridge. Two
turnaround stubs would be provided at the rear of the property. All sidewalks would be 6
feet wide. A detention pond would be provided on Parcel #029-01009001 to serve both
developments, and each development would have its own refuse dumpster. Landscaping
would be installed on the west side of the project entrance.

The staff report for RZ-2023-01 provides details of the internal site plan design for the
townhome development, and the staff report for CU-2023-01 provides details of the internal
site plan design for the place of worship, as well as the applicant’s submitted “Proposed
Parking Plan.”

City of Stockbridge, GA Community Dev. Dept. / CP-2023-01 Staff Report / May 25, 2023

PROPOSED SITE PLAN
Proposed Townhome Development—On Parcel #029-01009001 (the western parcel)
Proposed Place of Worship—On 713 Valley Hill Road (the eastern parcel)

City of Stockbridge, GA Community Dev. Dept. / CP-2023-01 Staff Report / May 25, 2023

SITE PLAN ENLARGEMENT

City of Stockbridge, GA Community Dev. Dept. / CP-2023-01 Staff Report / May 25, 2023
10

V. NECESSITY OF REQUEST

The applicant requests a Comprehensive Plan Amendment to the City of Stockbridge
2018-2023 Comprehensive Plan for the purpose of assigning the future land use
designation of ‘High-Density Residential’ to the subject property to allow for a rezoning of
the property to ‘MFR’ (Multiple Family Residential) and the construction of a townhome
development at a density of 7.12 units per acre. For such purposes, the Planning and
Zoning Staff identified three reasons why the applicant’s proposal would be inconsistent
with the property’s current land use designation of ‘Low-Density Residential’, and why the
applicant needed to request a Comprehensive Plan amendment. They are listed below
and are discussed in the next section.

Inconsistencies with the Comprehensive Plan:

• Type of Use--Townhomes (as well as other multifamily uses) are not a permissible
use under the Low-Density Residential designation.
• Zoning District--The MFR district is not a permissible zoning district within the Low-
Density Residential designation.

• Proposed Density--The proposed density of 7.12 units per acre would exceed the
Low-Density Residential designation’s allowable density range of 1.25 to 2.0 units per
acre.

VI. ANALYSIS OF REQUEST

The Planning and Zoning Staff analyzed the applicant’s request to assign the future land
use designation of ‘High-Density Residential’ to the subject property according to the four
factors (A, B, C, and D) that are discussed below.

A. Consistency with the Comprehensive Plan. The requested ‘High-Density
Residential’ land use designation for the subject property would be consistent with the
Comprehensive Plan for the following reasons:

1. Type of Use--The proposed townhome development would be a permissible use.

2. Zoning District--Page 45 of the Comprehensive Plan identifies multiple family zoning
as being compatible with the High-Density Residential future land use designation. To
allow for the proposed zoning, the applicant has requested the rezoning of the property
to assign the MFR zoning district to allow the townhomes to be built. The rezoning will
be heard concurrently with this case, along with the requested variance. But there is
no need to change the property’s land use designation unless the property is rezoned
to MFR in contemplation of the proposed townhome development proposal. Therefore,
any approval of the requested Comprehensive Plan Amendment via CP-2023-01 must
be contingent upon the simultaneous approval of the requested rezoning of the
property via RZ-2023-01.

City of Stockbridge, GA Community Dev. Dept. / CP-2023-01 Staff Report / May 25, 2023
11

3. Proposed Density-- The High-Density Residential designation allows 6 to 16 units per
acre. The applicant’s proposed density would be 7.12 units per acre, which falls within
this range. Regarding surrounding densities, the adjacent Valley Hill Station
subdivision to the west has an estimated 126 lots on an estimated 66.81 total acres,
for a density of only 1.89 units per acre, as calculated by viewing the aerial photograph
of the subdivision. However, the nearby property at 576 Davis Road to the south was
just rezoned to ‘MFR’ (Multiple Family Residential) via Case #RZ-2022-07 by City
Council on May 8, 2023 to allow for a townhome development with 165 units on 27.635
acres, for a density of 5.97 units per acre.

B. Promoting Established Housing Policies. Assigned the requested High-Density
Residential designation to the subject property would also further the implementation of
various housing policies that were identified by the Comprehensive Plan:
~ Encourage the development of higher-density residential developments to provide for
the growing need for a range of housing choices within the City of Stockbridge.

~ 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.

C. Suitability of the Subject Property’s Location. Although there are no other
properties in the vicinity which have the requested High-Density Residential land use
designation, the subject property is nevertheless suitable for this designation due to the
following:
1. Its reasonable size, whereby the High-Density Residential designation would not
represent a small, “spot” designation relative to the surrounding area.

2. Its location along a major collector road, making it suitable for high-density
development.

3. Its proximity to another High-Density Residential property at 576 Davis Road, which
was just approved for a Comprehensive Plan Amendment on May 8, 2023.

D. Maintaining the Current Land Use Designation. Although the subject property could
be used for low-density residential uses, few, if any, such uses have occurred in the Valley
Hill Road corridor in several years. Further, it is unknown as to whether there exists any
demand for such uses at this time.

City of Stockbridge, GA Community Dev. Dept. / CP-2023-01 Staff Report / May 25, 2023
12

VII. STAFF CONCLUSION

As a result of the foregoing analysis, the Planning and Zoning Staff concludes that the
applicant’s request to assign the ‘High-Density Residential’ future land use designation to
Parcel #029-01009001 on Valley Hill Road via CP-2023-01 to allow for the proposed
townhome development would be acceptable.

VIII. STAFF RECOMMENDATIONS

In view of the aforementioned positive conclusion, the Planning and Zoning Staff
recommends APPROVAL WITH A CONDITION for CP-2023-01, with the condition that
the applicant’s requested rezoning of the subject property to assign the ‘MFR’ (Multiple
Family Residential) zoning district to the subject property via RZ-2023-01 is approved
before, or simultaneously with, the approval of CP-2023-01.

City of Stockbridge, GA Community Dev. Dept. / CP-2023-01 Staff Report / May 25, 2023
Henry County, GA

Overview

Legend
Parcels
Roads

287 ft

Parcel ID 029-01009000 Class C Owner VICTORY WORSHIP Land
$40,000
Property 713 VALLEY Acreage n/a Address CENTER CHURCH Value:
Address HILL RD OF GOD IN CHRIST INC Building Last 2 Sales
$184,700
District City/Stockbridge PO BOX 1093 Value: Date Price Reason Qual
STOCKBRIDGE GA 30281 Misc 2/11/2005 $0 n/a U
$1,800
Value: 11/29/2004 $250,000 n/a U
Total
$226,500
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: 2/22/2023
Last Data Uploaded: 2/22/2023 5:29:26 AM
Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

574 ft

Parcel ID 029-01009001 Class E Owner VICTORY WORSHIP CENTER Land
$197,000
Property Acreage 9.85 Address CHURCH Value:
Address OF GOD IN CHRIST INC Building Last 2 Sales
District City/Stockbridge PO BOX 1093 Value: Date Price Reason Qual
STOCKBRIDGE GA 30281 Misc 2/11/2005 $0 n/a U
Value: n/a $ n/a n/a
Total
$197,000
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: 2/22/2023
Last Data Uploaded: 2/22/2023 5:29:26 AM
Developed by
Providing Quality Water and Quality Services to Our Community

March 21, 2023

Keith Nation
713 Valley Hill Rd
Henry County, Georgia

Re: Parcel ID 029-01009001 0 Valley Hill Rd and 713 Valley Hill Rd
Henry County, GA

Mr. Nation,

Clayton County Water Authority owns and maintains a 24-inch water main running along Valley Hill Rd. The
Authority has a treatment capacity of 42 MGD and is currently producing an average of 24.86 MGD.

The Authority also owns and maintains an 8-inch sanitary sewer main running through the parcel of 0 Valley
Hill Rd. Wastewater generated from your development would receive treatment at the Northeast Clayton
WRF. This facility has a design capacity of 10 MGD and is presently treating 4.772 MGD.

The developer is responsible for designing and constructing all water and sewer system relocations and
extensions to CCWA standards.

The Authority does not guarantee capacity of plant or infrastructure until capacity is purchased through
the payment of connection fees.

The data contained in this letter is for informational purposes only indicating location and size. A survey,
by the above-referenced property owner, may be necessary to determine connection to the Authority’s
system.

Potable water and sanitary sewer service to this property is subject to the existing and future policies of
the Clayton County Water Authority, State EPD and Federal EPA.

Sincerely,

Catherine Samay
Plan Review Coordinator

www.ccwa.us | 770.960.3607 | 1600 Battle Creek Road, Morrow, GA 30260
Henry County, GA

Overview

Legend
Parcels
Roads

287 ft

Parcel ID 029-01009000 Class C Owner VICTORY WORSHIP Land
$40,000
Property 713 VALLEY Acreage n/a Address CENTER CHURCH Value:
Address HILL RD OF GOD IN CHRIST INC Building Last 2 Sales
$184,700
District City/Stockbridge PO BOX 1093 Value: Date Price Reason Qual
STOCKBRIDGE GA 30281 Misc 2/11/2005 $0 n/a U
$1,800
Value: 11/29/2004 $250,000 n/a U
Total
$226,500
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: 2/22/2023
Last Data Uploaded: 2/22/2023 5:29:26 AM
Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

574 ft

Parcel ID 029-01009001 Class E Owner VICTORY WORSHIP CENTER Land
$197,000
Property Acreage 9.85 Address CHURCH Value:
Address OF GOD IN CHRIST INC Building Last 2 Sales
District City/Stockbridge PO BOX 1093 Value: Date Price Reason Qual
STOCKBRIDGE GA 30281 Misc 2/11/2005 $0 n/a U
Value: n/a $ n/a n/a
Total
$197,000
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: 2/22/2023
Last Data Uploaded: 2/22/2023 5:29:26 AM
Developed by

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
Gordon Linton, Planner I

DATE: May 25, 2023

SUBJECT: Staff Report for Variance Case #VR-2023-01
Parcel #029-01009001 on Valley Hill Road

I. PURPOSE
Consider a Variance application (Case #VR-2023-01) by Victory Worship Center
(represented by Keith G. Nation) for Parcel #029-02009001 on Valley Hill Road to grant
a variance to allow for the development of a townhome community with 56 +/- units. The
purpose of the variance would be to reduce the front yard setback in the requested MFR
(Multiple Family Residential) zoning district from the required 50 feet to 25 feet for each
townhome lot. The applicant also simultaneously submitted two other applications to the
City of Stockbridge for this property, as are listed below.
• A Comprehensive Plan Amendment Application (Case #CP-2023-01) —The applicant
requests that the subject property be assigned the future land use designation of High-
Density Residential.
• A Rezoning Application (Case #RZ-2023-01)—The applicant requests a rezoning of
the subject property to assign the zoning district of ‘MFR’ (Multiple Family
Residential).

In addition, the applicant has submitted a Conditional Use Permit application (Case #CU-
2023-01) for the adjacent property to the east at 713 Valley Hill Road for the purpose of
requesting that the property be allowed to be used for a place of worship. The applicant
has submitted a joint site plan encompassing both the proposed townhome development
and the proposed place of worship, which would share the same entrance driveway.
Details of the site plan are discussed in the Proposed Development section of this report.

The subject property was annexed into the Stockbridge City Limits from unincorporated
Henry County as a result of the passage of the November 8, 2022 Annexation

City of Stockbridge, GA Community Dev. Dept. / VR-2023-01 Staff Report / May 25, 2023

Referendum. The property was designated as ‘Low-Density Residential’ by Henry County
prior to the annexation, and it kept this designation by the City after the annexation.

II. CASE FACTS

Proposed Development: Townhome community with 56 units.
Parcel Identification: 029-01009000.
Parcel Acreage: 7.864 acres, per May 2, 2023 recorded plat.
Land District and Land Lot: District 12, Land Lot 103.
Council District: 4 (Mayor Pro Tem / Councilwoman Yolanda Barber)
Applicant: Victory Worship Center (agent—Keith G. Nation)
Owner: Victory Worship Center.
Surrounding Zoning: ~ North and East—RR (Rural Residential)
~ South and West--PUD (Planned Unit Development)
Property Location: South side of Valley Hill Road, immediately east of
Valleydale Drive.
Property Conditions: Fairly level and partially wooded. The front part of the
property along Valley Hill Road is the lowest area.
Current Use: Vacant.
Surrounding Land Uses: ~ North—Clayton County Water Authority facilities and
Georgia Power Company facilities.
~ East—Single-family residence at 713 Valley Hill
Road.
~ South and West—Valley Hill Station Subdivision with
approximately 126 lots for single-family detached
homes.
Future Land Use ~ North—Park/Recreation/Conservation, Transporta-
Designations: tion/Communication/Utilities, and Rural Residential.
~ South, East, and West—Rural Residential.

Road Classification: Major Collector.

III. PROPERTY MAPS AND ILLUSTRATIONS

Various property maps and illustrations appear on the next several pages.

City of Stockbridge, GA Community Dev. Dept. / VR-2023-01 Staff Report / May 25, 2023

AERIAL PHOTOS—Parcel Boundaries Prior to Recording of New Plat
Top--Parcel # 029-01009001 on Valley Hill Road for Townhome Development
Bottom--713 Valley Hill Road for Place of Worship

City of Stockbridge, GA Community Dev. Dept. / VR-2023-01 Staff Report / May 25, 2023

RECORDED PLAT
May 2, 2023 / Plat Book 63, Page 112
New Parcel Boundaries Highlighted:
Orange—Parcel #029-01009000 (proposed townhome development)
Yellow—713 Valley Hill Road (proposed place of worship)

City of Stockbridge, GA Community Dev. Dept. / VR-2023-01 Staff Report / May 25, 2023

CITY OF STOCKBRIDGE 2023 ZONING MAP
Showing Parcel #029-01009001 and 713 Valley Hill Road
KEY:
Main Road – Valley Hill 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. / VR-2023-01 Staff Report / May 25, 2023

CITY OF STOCKBRIDGE 2023 FUTURE LAND USE MAP
KEY:
Pale Yellow—Low-Density Residential
Beige—Medium-Density Residential
Peach—Low-Density Vertical Mixed-Use
Salmon—Medium-Density Vertical Mixed-Use
Slate—Parks/Recreation/Conservation
Dark Gray—Transportation/Communication/Utilities

City of Stockbridge, GA Community Dev. Dept. / VR-2023-01 Staff Report / May 25, 2023

IV. PROPOSED DEVELOPMENT

The applicant proposes to build a townhome development on Parcel #029-01009001 (the
subject of CP-2023-01, RZ-2023-01, and VR-2023-01) on the 7.864-acre Parcel #029-
01009001, as well as a place of worship on the adjacent 4.000-acre parcel to the east at
713 Valley Hill Road (the subject of CU-2023-01). The existing residence at 713 Valley Hill
Road would remain, along with its accessory structures.

A. Project Size. A joint site plan has been submitted which shows both development
proposals and the existing residence. The proposed townhome development would have
56 units and a density of 7.12 units per acre. All townhome units would have three or four
bedrooms. The sanctuary building for the proposed place of worship would have 12,586
total square feet, and the largest assembly area would have 3,350 square feet.

B. Site Plan Design--Overall. The applicant’s submitted conceptual site plan is titled
“Proposed Victory Worship Center—Master Plan” (Sheet No. AS-1), prepared by Acme
Group, Intl. LLC and dated February 20, 2023, and it was received by the Planning and
Zoning Office on May 16, 2023. The site plan uses as a base the new plat for 713 Valley
Hill Road (the eastern parcel) and Parcel #029-01009001 (the western parcel). The
proposed place of worship would be built at 713 Valley Hill Road (the eastern parcel) and
the proposed townhome development would be constructed on Parcel #029-01009001 (the
western parcel). The place of worship is shown in brown, its parking lots are shown in blue,
and the townhomes on Parcel #029-01009001 are shown in purple.

The two developments would share a joint project entrance, which would expand into a
looped internal street. The entrance and the interior street would initially both be privately-
maintained, but they would be built to City standards. At a later date, the developer would
dedicate the entrance and possibly the internal street to the City of Stockbridge. Two
turnaround stubs would be provided at the rear of the property. All sidewalks would be 6
feet wide. A detention pond would be provided on Parcel #029-01009001 to serve both
developments, and each development would have its own refuse dumpster. Landscaping
would be installed on the west side of the project entrance.

C. Site Plan Design—Townhome Buildings. Internally, the townhome development
would include six townhome buildings. Each one would include seven to nine units. 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 has requested a variance to reduce the
front yard setbacks of each townhome unit from the required 50 feet to 25 feet. The site
plan would, though, meet the side and rear yard setback requirements. In addition, the
townhome buildings would be separated by a distance of more than the required 20 feet
since buffer areas of 50 feet or greater are shown at the rears of the townhome buildings.

D. Site Plan Design—Other Internal Components. Three amenity areas would be
provided. The largest amenity area would be a “recreation area with gazebo” having 13,200
total square feet, to be located at the northwest corner of Parcel #029-01009001. This
would include a pavilion, a playground, and a barbeque area. No parking for the recreation

City of Stockbridge, GA Community Dev. Dept. / VR-2023-01 Staff Report / May 25, 2023

area is currently shown. A mail kiosk would be provided, although its location cannot be
determined from the submitted site plan. Two small park areas would be designated in the
center of the site. One park area would have 10,000 square feet and another one would
have 6,500 square feet.

E. Parking. Separate parking areas would be provided for the townhome development and
the place of worship. A total of 126 parking spaces would be provided for the proposed 56
townhome units. This would include 112 driveway spaces plus 14 guest parking spaces.
Guest parking would be provided in two small parking lots. One would be located adjacent
to the project entrance and the other would be located between the two small park areas.
No guest parking is currently shown in front of the recreation area, nor is any guest parking
shown near the three townhome buildings at the rear of the property. The applicant has
submitted a “Proposed Parking Plan”, dated May 8, 2023, primarily for the proposed place
of worship. Details are discussed in the staff reports for RZ-2023-01 and CU-2023-01.

City of Stockbridge, GA Community Dev. Dept. / VR-2023-01 Staff Report / May 25, 2023

PROPOSED SITE PLAN
Proposed Townhome Development—On Parcel #029-01009001 (the western parcel)
Proposed Place of Worship—On 713 Valley Hill Road (the eastern parcel)

City of Stockbridge, GA Community Dev. Dept. / VR-2023-01 Staff Report / May 25, 2023
10

SITE PLAN ENLARGEMENT

City of Stockbridge, GA Community Dev. Dept. / VR-2023-01 Staff Report / May 25, 2023
11

V. NECESSITY OF REQUEST

The applicant requests a variance to reduce the front yard setback of each proposed
townhome unit from the required minimum of 50 feet within the MFR (Multiple Family
Residential) zoning district to 25 feet. The variance is necessary because the applicant
has stated that it would be impossible without it to design a site plan which would include
enough townhome units to make the project economically feasible within the confines of
the parcel boundaries.

VI. ANALYSIS OF REQUEST

Variance requests are governed by Section 10.1.1 of the Stockbridge Unified
Development Code (UDC), which lists eight criteria that must be considered before a
variance may be granted. These are listed and analyzed below.

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 has an unbuildable area along Valley
Hill Road, which is a low area that is prone to flooding. These characteristics limit 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.

Subsection 10.1.1(A) of the UDC states as follows: “A variance may be granted where
owing to special conditions, a literal enforcement of the provisions of this Unified
Development Code will in an individual case result in unnecessary hardship.” Due to
the unbuildable condition of land at the front of the property along Valley Hill Road, 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

City of Stockbridge, GA Community Dev. Dept. / VR-2023-01 Staff Report / May 25, 2023
12

of the property would make it very difficult to do so, thus cause creating an unnecessary
hardship for the developer.

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.

VII. STAFF CONCLUSION

As a result of the foregoing analysis, the Planning and Zoning Staff concludes that the
applicant’s request for a variance to reduce the front yard setback of each proposed
townhome unit from the required minimum of 50 feet to 25 feet within the requested MFR
zoning district would be acceptable.

VII. STAFF RECOMMENDATIONS
In view of the aforementioned positive conclusion, the Planning and Zoning Staff
recommends APPROVAL WITH CONDITIONS for VR-2023-01, subject to the following
conditions:

City of Stockbridge, GA Community Dev. Dept. / VR-2023-01 Staff Report / May 25, 2023
13

1. Comprehensive Plan Amendment – The variance shall not be approved unless the
applicant’s requested Comprehensive Plan Amendment, via CP-2023-01, to assign the
land use designation of High-Density Residential to the subject property, is approved
before, or simultaneously with, the approval of VR-2023-01.

2. Rezoning – The variance shall not be approved unless the applicant’s requested
rezoning, via RZ-2023-01, to assign the zoning district of MFR (Multiple Family
Residential), is approved before, or simultaneously with, the approval of VR-2023-01.

3. Site Plan – The proposed townhome development shall be constructed according to a
design which is very similar to the one which is shown on the applicant’s submitted
conceptual site plan, entitled “Proposed Victory Worship Center—Master Plan” (Sheet
No. AS-1), prepared by Acme Group, Intl. LLC and dated February 20, 2023, which was
received by the Planning and Zoning Office on May 16, 2023.

City of Stockbridge, GA Community Dev. Dept. / VR-2023-01 Staff Report / May 25, 2023
