A traffic impact study is now available for the proposed Reeves Creek Vista development. The traffic study estimates over 9,500 new daily vehicle trips would add onto Flippen Road.
Reeves Creek Vista is a proposed 278-acre development located on the west side of Flippen Road in Stockbridge. The land owner and developer, Vista Residential Partners, is planning 1,347 residential units on the property. This includes two apartment complexes each with 300+ units, senior living units, townhomes and single-family lots.
Flippen Road Traffic Study
Because of the project size, it must undergo a development of regional impact (DRI). The DRI review allows state and regional entities to consider the traffic impacts and any environmental concerns for the large projects. The developer completed a traffic impact study for the project.
Based on the results of the traffic study, Flippen Road would see an additional 9,582 daily vehicle trips. Flippen Road presently provides the only access into or out of the subject property, barring any future roads. The property is between SR 138 and Walt Stephens Road.
Georgia DOT has historic traffic counts on Flippen Road. There are two count locations along the road. The first site is directly at the subject property. The second is further south closer to Hudson Bridge Road. In 2019, the counter at the property measured 11,648 daily vehicles. The second counter to the south measured 13,876 daily vehicles in 2020.
A general rule of thumb is a two-lane road can handle 15,000–16,000 daily vehicles. Any greater volumes and the need arises to consider widening the road. When considering the existing volume — 11,600 and 13,900 vehicles respectively — plus a possible 10,000 new trips, there becomes a need to widen Flippen Road. The traffic study estimates 45% of trips to and from the site would come from the north, via SR 138 to Flippen Road. The remaining 55% would access the site from the south, via Walt Stephens or Hudson Bridge before reaching Flippen.
Right now, there is no funding allocated to widen Flippen Road. In addition, widening underneath I-75, if even possible, would require federal coordination. This adds costs and time to the project. When considering the I-75 bridge constraints, a widening project between SR 138 and Walt Stephens may be more feasible. The county and cities should begin considering SPLOST VI projects within the next year. This represents one possible funding source to improve Flippen Road.
About the Project
Reeves Creek Vista initially applied for annexation into Stockbridge city limits. Before the council considered their application, the land became part of the city following the November 2022 annexation ballot question. The city has not yet adopted a new zoning map to reflect the annexed properties. It is unclear right now whether the city will transfer the current mixed use zoning over, potentially allowing this applicant to bypass a zoning hearing, or require it to undergo a rezoning request.
Henry County previously rezoned the property as mixed use in 2019. The proposed development, anchored by a convention center, never materialized.
Featured image shows area map with the location of Reeves Creek Vista. Photo credit OpenStreetMap.
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