Land once slated for corporate office space and retail, then later envisioned as part of a regional mixed-use destination, will now develop into a single-family subdivision. Stockbridge approved the rezoning for land beside I-75 in June.
The new subdivision will have 275 units offering a mixture of single-family detached homes and townhomes. A separate project to the immediate south plans to construct over 1,300 housing units.
Davidson Parkway Subdivision
National homebuilder D.R. Horton, Inc. submitted a rezoning request for 79.16 acres in August 2023. The proposed subdivision is at the southwest corner of Davidson Parkway and Walter Way. This is located on the east side of I-75, near its interchange with I-675. D.R. Horton applied to rezone the property from C-3 (heavy commercial) to PUD (planned unit development).
Their proposed development had 296 units. This was 168 single-family detached homes and 128 townhomes. The number of units saw a slight reduction from its original plan of 312 units. During discussions with the city council, they agreed to further reduce the number of units to 275. This will include 150 single-family detached homes and 125 townhomes.
To support the rezoning request, the applicant also applied to amend the Stockbridge comprehensive plan. They sought to amend the plan from ”low density vertical mixed-use” to ”high-density residential.” The city adopted an update to its comp plan between the original application and the Stockbridge council considering it. Following this update, the comp plan amendment was no longer necessary.
Zoning History
The property has a lengthy zoning history dating back twenty years. In 2003, a portion of the property was rezoned for a condominium development. The existing Northbridge Crossing subdivision built thereafter.
Later, in 2009, the property obtained C-3 zoning. Its intended uses were commercial, retail and office space. The city’s Livable Centers Initiative study in 2012 confirmed this plan, indicating support for corporate office and retail space on the property.
Finally, in 2019, the property was part of the larger “Reeves Creek” proposed development. This project envisioned an arena and convention center to create a regional mixed-use destination. Retail uses would have occupied the subject property under this proposal. The plan never materialized.
In July 2023, Stockbridge approved rezoning 278 acres off Flippen Road for residential use. The project, by Vista Residential Partners, plans to construct 1,348 housing units. This includes 645 apartments, 371 senior cottages and townhomes, and 332 single-family detached homes. The property had been part of the Reeves Creek proposal in 2019.
Staff Review & Planning Commission
Stockbridge planning & zoning staff recommended denial of the rezoning request. They cited the inconsistency with the comp plan, and previous city-approved plans calling for commercial uses on the property, in their recommendation. The Stockbridge Planning Commission considered the rezoning request in September 2023. They too recommended denial.
The Stockbridge council was first scheduled to consider the proposal in December. It was deferred at the applicant’s request. D.R. Horton postponed the request again twice in April and May 2024. Stockbridge Councilman Thomas held a community meeting about the request on May 1.
City Council Meeting
The Stockbridge council considered the rezoning request on June 10, 2024. During the delay, the applicant amended their site plan to remove some lots off Walter Way. This resulted in the reduction of units from 312 to 296.
Members of the Stockbridge council raised questions regarding any commercial use for the property. There is none in the development plan. According to Councilman Thomas, residents in the adjacent subdivision expressed concerns about what commercial could locate there if not developed for residential use.
Also of discussion was whether the developer would extend a road to connect into the aforementioned Reeves Creek project and Flippen Road. A four-lane road between the two properties had been envisioned in the 2019 concept. According to D.R. Horton, there is a large drop in elevation between the two properties. For this reason, they determined the road would be “too dangerous” and not feasible.
During the discussion, D.R. Horton agreed to further reduce the number of units. This resulted in the final count of 275. The homes are slated to each have a two-car garage. Estimated price points are $325 thousand for townhomes and $350 thousand for detached homes. No more than 5% of the units may be rented at any one time.
Following a lengthy discussion, the Stockbridge council unanimously approved the rezoning request. They did stipulate, however, the developer must include a two-acre retail component. The developer and city staff are to continue dialogue about what that retail may be. For perspective, a single business could occupy a two-acre lot.
Featured image shows the Davidson Parkway property off I-75 and its vicinity. Google Maps photo.
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