An Atlanta developer can proceed forward towards construction on its large residential project next to I-75. The planned Reeves Creek Vista development has over 1,300 housing units — about half of which will be apartments.
The 278-acre property is located on Flippen Road in Stockbridge. This will be the second attempt to develop the property after a 2019 plan never materialized.
Reeves Creek 2019
First, some background. In 2019, Henry County approved a 465-acre mixed use development. At the time, it envisioned a convention center, arena and extensive office / commercial space. To support these uses, it had about 1,640 housing units. There was about 1,000 apartments or townhomes, a 429-unit senior housing community and 282 single-family detached homes.
For road access, the plan envisioned connecting several properties along I-75 to construct a new four-lane road. The new road would connect state route 138 and Walt Stephens Road. This roadway would have provided access in addition to Flippen Road.
The plan never materialized. Since then, Vista Residential Partners purchased a portion of the property. Vista is an Atlanta-based multifamily developer. They bought 278 acres in fall 2021 for $7.6 million.
When Vista Residential purchased the property, it was in unincorporated Henry County. They applied for annexation into Stockbridge in 2022. This application to annex became moot in November, because the property was part of the annexation ballot question. It officially joined the city on January 1, 2023.
The 278-acre tract has road access off Flippen Road only. According to company representatives, they attempted to purchase the 80 +/- acres that would allow access to Davidson Parkway / SR 138. The current owner was not interested in selling. The land in question has a commercial zoning; more on that later.
Reeves Creek Vista
Reeves Creek Vista is planning a variety of housing types. They include two apartment complexes, senior cottages, townhomes and single-family homes. There is also a small amount of retail and office space. The unit breakdown includes the following:
- 645 apartments,
- 182 senior cottages, similar to townhomes,
- 189 townhomes,
- 332 single-family detached homes, varying in lot size from 5,040 sq ft to 7,440 sq ft, and
- 5,000 sq ft of retail and 41,000 sq ft of office space.
Altogether, there are 1,348 units. Some minor changes in the unit count may occur before the build-out is complete. The development has an estimated 5–7 year build time.
The apartments will be the first to build. Other uses will follow. The small amount of retail space will build when the project can support it.
Road Access
Vehicle access is limited to Flippen Road. The development will have three entrances. They plan to install a traffic light and turning lanes at the most southern access point. The other access points will have turn lanes only.
The project’s traffic study estimated about 9,500 new daily vehicle trips on Flippen Road. There are no present plans to widen it.
Build It and They Will Come?
Council members John Blount and LaKeisha Gantt inquired about more commercial space on the property. The applicant responded there was little to no interest in building commercial space on Flippen Road. This was because of its limited visibility and access.
They did express optimism however that their project could spur commercial development on the 80 +/- acres previously mentioned. Their site plan preserves a stub out to provide a road connection between the tracts. The property in question has an existing commercial zoning. In 2021, the Stockbridge council denied a request to build industrial buildings on the property.
In addition, the developer plans to donate 33 acres to the city of Stockbridge. This area is located on the west side of the Reeves Creek property. The area has extensive flood plain. It will require permitting through the Army Corps of Engineers to construct road access. Of the 33 acres, only about 12 acres is buildable area. The city will control how to develop it, if at all.
The council approved the rezoning request with three votes in favor. Council members Barber and Blount abstained from the vote on rezoning. There were no speakers during the requisite public hearing.
Featured image shows the Reeves Creek Vista site plan. Vista Residential photo.
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