---
date: 2025-05-12
title: Regular Council Meetings Agenda Packet
source: 2025-05/2025-05-12_Regular Council Meetings_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Council Meeting
CITY COUNCIL Agenda
Mayor Anthony S. Ford
May 12, 2025 6:00 PM
At-Large

Mayor Pro Tem LaKeisha Gantt

Council District 1

Councilmember Alphonso Thomas

Council District 2

Councilmember Kyle D. Berry, Sr.

Council District 3

Councilmember Yolanda Barber
Council District 4

Councilmember Elton Alexander

Council District 5

CITY MANAGER
Vacant STOCKBRIDGE CITY HALL
CITY CLERK
4640 NORTH HENRY BLVD.
Vanessa Holiday
STOCKBRIDGE, GA 30281
CITY TREASURER
Frank Milazi Website: www.stockbridgega.org

Phone: 770-389-7900
CITY ATTORNEY
Fax: 770-389-7912
Quinton G. Washington
Translation and Interpretation Services are available with (7)
days prior notice. Please contact the City’s HR Manager at
770-389-7908 for assistance.
AGENDA
COUNCIL MEETING
CITY OF STOCKBRIDGE
MONDAY, MAY 12, 2025 6:00 PM

CALL TO ORDER

INVOCATION

PLEDGE OF ALLEGIANCE

ROLL CALL

ADOPTION OF THE AGENDA

CEREMONIAL REVIEW - Proclamations: Mother's Day, National Public Works
Week, Public Service Week, National Asian-Pacific Islander Month, National Day
of Prayer, Mental Health Awareness Month and Professional Municipal Clerks
Week

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

ADOPTION OF THE MINUTES
1 Adoption of the April 14, 2025 Council Meeting Minutes
Adoption of the April 21, 2025 Special Called Meeting Minutes
Adoption of the April 29, 2025 Work Session Meeting Minutes

PUBLIC HEARING
2 SPECIAL USE PERMIT CASE #SP-2024-03. (Property is located in Council
District 4.)
Consideration of a request for a Special Use Permit to allow a personal care
home to operate on property at 270 Shields Road. Applicant/Agent: Shona
John. The property is located in Land Lot 70 of District 12, and it contains 1.47
+/- acres.

- Presented by: Ryan Anderson
Page | 3

3 COMPREHENSIVE PLAN AMENDMENT CASE #CP-2025-02. (Property is
located in Council District 4.)
Consideration of a Comprehensive Plan Amendment for Parcel #029-
01011001, located between North Henry Boulevard and Old Atlanta Road,
south of Valley Hill Road, for the purpose of changing the property’s future land
use designation from “Low-Density Mixed-Use” to “High-Density Mixed-Use” to
allow for the development of townhomes and office space. Applicant: Templar
Development Group, LLC. Agent: Battle Law, P.C. The property is located in
Land Lot 90 of District 12, and it contains 9.90 +/- acres. - Presented by: Ryan
Anderson
4 REZONING CASE #RZ-2025-03. (Property is located in Council District 4.)
Consideration of a Rezoning for Parcel #029-01011001, located between North
Henry Boulevard and Old Atlanta Road, south of Valley Hill Road, for the
purpose of rezoning the property from ‘C-3’ (Heavy Commercial) and ‘PMU’
(Parkway Mixed-Use) Overlay District to ‘PUD’ (Planned Unit Development)
Master Plan and ‘PMU’ (Parkway Mixed-Use) Overlay District to allow for the
development of townhomes and office space. Applicant: Templar Development
Group, LLC. Agent: Battle Law, P.C. The property is located in Land Lot 90 of
District 12, and it contains 9.90 +/- acres. - Presented by: Ryan Anderson

NEW BUSINESS
5 Council Consideration to adopt an Ordinance authorizing the Henry County
Elections Board to conduct elections, and the City may request the Elections
Board to perform any or all duties of a Superintendent of Elections as specified
under Chapter of Title 21 of the Official Code of Georgia Annotated with the
exception of the Qualification of Candidates. - Presented by: Vanessa Holiday
6 Council Consideration to approve an Intergovernmental Agreement (IGA)
between Henry County, Georgia, the HenryCounty Elections Board of Elections
and Registration and the City of Stockbridge, Georgia relating to Municipal
Election Services. - Presented by: Vanessa Holiday
7 Council Consideration to approve the FY2024 Budget Amendment Ordinance.
- Presented by: Frank Milazi

ANNOUNCEMENTS OF UPCOMING MEETINGS & EVENTS
UPCOMING MEETINGS & ANNOUNCEMENTS: Council meetings will be held
in the City Council Chamber. Meeting dates, locations and times are subject
to change or contact City Hall offices at 770-389-7900 or visit the website
www.stockbridgega.org for updates.

• Citywide Development Authority Meeting 2nd Tuesday of Each Month at
6:00 p.m. – at City Hall in the Levi Meeting Room (May 13)
• Community Zoning Information Meeting – Wednesday, May 14th at 6:00
p.m. at City Hall in the Council Chamber (May 14)
• Downtown Development Authority Meeting, 3rd Tuesday of each month
at 6:00 p.m. at the Downtown Connection Ctr 130 M L King, Sr. Heritage
Trail (May 20)
May 12, 2025 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

• Youth Council Advisory Committee Meeting, 3rd Tuesday of each month
at 6:00 p.m. at City Hall in the Levi Meeting Room (May 20)
• Planning Commission Meeting, **SPECIAL MEETING DATE** Thursday,
May 22nd at 6:30 p.m. - City Hall Council Chamber - (May 22)
• City Council Work Session Meeting held on the last Tuesday of the
month at 6:00 p.m. - City Hall Council Chamber (May 27)

UPCOMING CITY EVENTS/INITIATIVES

• Food Truck Tasty Tuesdays are happening at Clark Park from 5:30 pm –
8pm. Join us for great food and lots of fun!
• Join Councilman Thomas & Councilman Berry in partnership for the
monthly Bingo Bash on Wednesday, May 21st from 10am – noon at the
Merle Manders Conference Center. Lots of fun to be had by all.
• Join Mayor Anthony Ford for the monthly Meet the Mayor - Monday,
May 19th from 10am – noon at City Hall. Meetings are by appointment.
• Join the City of Stockbridge for the Annual Memorial March on Monday,
May 26, 2025, from 9 am to 11 am. The Memorial March is FREE and
OPEN to all. We encourage groups and organizations to join us as we
honor those who have fallen. The march will begin at the Merle Manders
Conference Center to Memorial Park and return to the Conference
Center.
• Councilwoman Barber presents the Classic Father Annual Father’s Day
Luncheon on Sunday, June 8th from 3-5pm at the Merle Manders
Conference Center. Nomination criteria: Must be a Father and reside in
Henry County, cannot be an elected official or serve on a
board/committee; actively contributes/volunteers his time and/or
talents and efforts to positively impact others in Henry County; and
must be available on Saturday, May 24th (10am-noon) and Sunday, June
8th (3-5pm). Please submit nomination for an extraordinary father to
ybarber@stockbridgega.org . The deadline to submit is Monday, May
19th. Let’s celebrate the heart and dedication of fathers who uplift our
community.
• Councilman Thomas is honoring Veterans with a Continuous Salute all
year long. Please send your pictures of Veterans with their name,
branch, rank, and years of service.
• Join Councilman Thomas for the Don’t Trash Stockbridge initiative
centered around education highlighting the causes and effects of
Littering and Illegal Dumping. More information to follow.
• Sign Up for real-time alerts about severe weather, road closures and
emergencies on the Regroup App. Visit the city’s website or social
media pages for more information on how and where to sign up. Stay
Safe!

May 12, 2025 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 5

Please contact Rosalynd Rawls to schedule an appointment for Meet the
Mayor and for more information on Council Initiatives at 678-833-3348 or via
email: rrawls@stockbridgega.org

2025 CONCERT SEASON SCHEDULE

• Saturday, May 24th – Memorial Day Weekend – Dirty South Yeek Crunk
Fest featuring Pastor Troy, MC Shy’D, D J Raheem the Dream, Mook B
Trillville, Eastside Boyz
• Saturday, June 14th – Ladies of the 80’s- featuring Regina Belle, Karyn
White, Deniece Williams, Evelyn “Champagne” King, Shanice and
Beverly Crawford with Special Guest Appearance by: The Silver Fox
Squad
• Sunday, June 15th – Anthony Hamilton & Friends
• Saturday, June 28th – Ledisi & Kindred The Family Soul
• Saturday, July 12th – The All-White party Tribute to Frankie Beverly
featuring The Maze Band, Jubu Smith, Eric Benet, Dave Hollister,
Christopher Williams, Mike Phillips & Vivian Green

MAYOR'S COMMENTS (Mayor Anthony Ford)

EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts)

ADJOURNMENT

May 12, 2025 6:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
CITY COUNCIL MEETING
SUMMARY MINUTES
MONDAY, APRIL 14, 2025 6:00 P.M.
Mayor & City Council
Mayor Anthony S. Ford At-Large
Mayor Pro Tem LaKeisha Gantt – Council District 1
Councilmember Alphonso Thomas – Council District 2
Councilmember Kyle D. Berry, Sr. – Council District 3
Councilmember Yolanda Barber – Council District 4
Councilmember Elton Alexander – Council District 5
Administration
Vacant – City Manager
Vanessa Holiday – City Clerk
Frank Milazi – City Treasurer
Quinton Washington – City Attorney
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.

Invocation by Mayor Ford at 6:20 p.m.

Invocation by: Mr. Richard Ordonez

The Pledge of Allegiance was recited by all in attendance.

City Clerk, Vanessa Holiday was asked to proceed with a verbal roll call. All the
members were present except Councilmember Thomas and Mayor Pro Tem Gantt who
joined the meeting after the Roll Call.

Motion to amend the Agenda to add a Discussion of a 6-month moratorium on
development in Northeast Council District 4 to conduct a Master Plan for infrastructure
improvements and from Professional Services was made by Councilmember Barber;
The motion failed for lack of a second.

Motion to amend the Agenda to add a Discussion to task Falcon Design to design a
Beautification Project for GA Hwy. 138 and identify funding was made by Mayor Pro Tem
Gantt; seconded by Councilmember Barber. The motion passed unanimously 4-0.

Motion to amend the Agenda to add a Discussion of a request from the Citizen Police
Advisory Council to allow the installation of painted concrete tables for Checks/Chess at
Clark and Memorial parks was made by Mayor Pro Tem Gantt; seconded by
Councilmember Alexander. The motion passed unanimously 4-0.

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Motion to adopt the Agenda was made by Councilmember Alexander; seconded by
Mayor Pro Tem Gantt. The motion passed unanimously 4-0.

CEREMONIAL REVIEW
Mayor Ford reviewed the ceremonial proclamations for Records Information &
Management Month, Administrative Professionals Week, Autism Awareness Month,
Child Abuse Prevention Month, Swearing In of Dr. Jacqueline Humphries to the
Citywide Development Authority, and a Proclamation for Georgia Cities Week, noting
the activities taking place during the week of April 21 – 26.

PUBLIC COMMENTS
Mr. Paul Turner raised questions about the VyStar Amphitheater Agreement; expressed
concerns about the city being fiscally responsible and questioned the redaction of
information of Open Records Requests.

Mayor Ford noted the VyStar Amphitheater Agreement was signed by the city’s
Amphitheater Representative, and the contract agreement was approved by the City
Council members who were present during the January 8th Retreat meeting, noting
Mayor Pro Tem Gantt and Councilmember Barber were not in attendance, and noted
the agreement had been distributed to all members of the Governing Body earlier in the
month of January, and that the contract is a legal document.

Councilmember Barber noted the Retreat Meeting Agenda was amended to add the
VyStar Amphitheater Agreement, noting the Retreat Agenda was to discuss HB581, and
that the full Council was not aware the Amphitheater Naming Rights Agreement was
going to be presented at the January 8 Retreat; and noted for the record that she did
not write the statement made by Mr. Turner.

Mayor Pro Tem Gantt noted the Retreat meetings are advertised and posted by the City
Clerk to the public, noting she was not in attendance of the January 8 Retreat meeting,
and noted the City Council attends Retreat meetings twice each year, and they have
always been published and are open to the public.

ADOPTION OF THE MINUTES
1. Motion to approve the following Minutes was made by Councilmember Berry;
seconded by Councilmember Alexander. The motion passed unanimously 4-0
Adoption of the City Council Meeting Minutes 3/3/2025
Adoption of the City Council Retreat Meeting Minutes 3/19/2025
Adoption of the City Council Retreat Meeting Minutes 3/20/2025
Adoption of the City Council Retreat Meeting Minutes 3/21/2025
Adoption of the City Council Work Session Meeting Minutes 3/25/2025

PRESENTATION
2. Financial Report as of December 31, 2024 (Unaudited)
Presented by: Frank Milazi, City Treasurer/CFO
Mr. Milazi presented an unaudited review of the FY2024 financials highlighting
the Statement of Revenues for all funds, and Statement of Expenditures for all
funds, noting there were several non-budgeted and non-funded expenses in
FY2024 that need to be adjusted and cleaned up with budget amendments; and
noted the Amphitheater was budgeted at $2million and expenses were $6 million.
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Councilmember Alexander noted the full financial reports are available for review,
and that in the essence of time, line by line discussion is not necessary,
acknowledging that some of the numbers are alarming, however, in its totality,
the overall financial position of the city is good.

Mr. Milazi agreed, noting during the City Council Retreat in March of this year, he
and the city’s Financial Advisor were tasked with building up the city’s Fund
Balance account, and thanked the City Council for approving the Finance Policy
that will support those efforts.

Councilmember Alexander stated he is hopeful the FLOST will go on the
November 2025 ballot to help generate funds and perhaps alleviate the city’s
millage.

Mr. Milazi noted his main concern is the non-budgeted and overspending of the
budget, and the city needs to be more fiscally responsible, and to utilize
TSPLOST and SPLOST funding which are better suited rather than the city’s
General Fund, noting the FY2024 Operating Budget was $26 million, and $28
million was spent.

Mayor Pro Tem Gantt noted city facilities, such as the Merle Manders
Conference Center and the Amphitheater are capital projects and not going to
make money, as was indicated in the LCI Study where anchor buildings are
designed to bring economic development to the area and attract developers; and
noted the next project slated is the Community Center.

PUBLIC HEARING (Mayor Ford read the Public Hearing Rules)
3. REZONING CASE #RZ-2025-02 FOR 4482 NORTH HENRY BOULEVARD.
(Property is located in Council District 4.)
Consideration of a city-initiated rezoning request to rezone property at 4482
North Henry Boulevard (Parcel #S26-01014000) from ‘SR’ (Suburban
Residential) and ‘DTV’ (Downtown Village Overlay District) to ‘PUD Master Plan
(Planned Unit Development Master Plan) and ‘DTV’ (Downtown Village Overlay
District) for the purpose of allowing the construction of a mixed-residential
development. The City of Stockbridge owns this property and is the applicant.
The property contains 15.43 +/- acres, and it is located in Land Lots 61 & 62 of
District 12.
Presented by: Ryan Anderson, Community Development Director
Mr. Anderson presented an overview of the city-initiated Rezoning Case #RZ-
2025-02, noted the Planning Commission recommended approval.

Councilmember Barber noted the Rezoning Case is located in her Council
District 4, and that she supports redevelopment of the downtown, and questioned
the signed Rezoning Application and LOI (Letters of Intent), and noted her
requests for months to receive appraisals that should be shared with all
Councilmembers, especially considering she is the District Representative for the
proposed Rezoning and development,

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Mayor Ford noted he signed the Rezoning Application not the (LOI) Letter of
Intent and noted there have been no closed-door meetings.

Mayor Pro Tem Gantt noted there is an LOI (Letter of Intent), however, there is
no contract, and noted matters of real estate discussion needs to be reserved for
Executive Session.

Mr. Anderson noted Mayor Ford signed the Rezoning Application in his capacity
as Acting City Manager, and that rezoning the property will assist in moving the
development forward.

PUBLIC HEARING OPENED
No Speakers in Favor
Speakers Opposed: Mr. Paul Turner, Mr. Kenneth Sands, Ms. Buquesha Perpall,
Ms. Tira Brown, Ms. Brenda Callaway, and Mr. Richard Ordonez

PUBLIC HEARING CLOSED

Mayor Ford asked staff to address street lighting in the proposed area and along
North Henry Blvd.

Mr. Aaron noted the developer would be required to submit a street lighting plan
for approval.

Councilmember Alexander referenced the newly installed lighting along East
Atlanta Rd., and noted the city has $2 million dollars allocated in TSPLOST for
the Rock Quarry Road Expansion, and that the city is seeking additional funding
to complete the project.

Mr. Aaron noted monies are set aside for the design of the Rock Quarry Road
Expansion that was approved by the voters, noting it will take several months for
the design considering the wetlands and surrounding properties, and will take
months of planning.

Councilmember Barber asked her colleagues to focus on the infrastructure of the
downtown area before moving forward with more development, noting during the
recent Retreat, the city’s Financial Advisor advised the city’s residential
properties are approximately 69% of the city’s tax base, and commercial is 31%,
and that should be the opposite too much of the burden being placed on
residential; and noted 99% of the (9) nine developments in Council District 4
have been outside of the downtown area, and that the city should seek
commercial economic development opportunities throughout the entire city with
retail and restaurants, not just at Jodeco, Eagles Landing Parkway and Walt
Stephens Road.

Councilmember Alexander noted $3 million dollars has been allocated to the
downtown area and improvements with the Amphitheater spurring economic
development; referenced the right turn lane that was added, noted Rock Quarry
Road widening is out for bid that will become four lanes; and noted businesses

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follow new construction, noting the average home in the downtown area in Old
Stockbridge was built in 1966.

Councilmember Alexander noted Tim Horton’s is coming to the proposed area,
and noted businesses need to know there are new rooftops who will support their
businesses; noted the city did a re-write of the Code to improve design
standards, and that the overall theme is to bring young families in and bring life to
the downtown area.

Mr. Anderson noted that the city needs to increase density in the downtown area
to help promote businesses.

Mayor Ford noted the Rock Quarry Road Expansion will also benefit access
to/from Piedmont Hospital and will be a much-improved route for emergencies.

Councilmember Barber referenced the Downtown Development Authority’s
Market Study prepared by Georgia Tech, noting the study calls for 1700 rooftops
in the downtown area, however, the developments in Council District 4 have
been along Davis Road, State Route 42 and Valley Hill Road, all outside of the
downtown area, and respectfully asked her colleagues not approve any more
developments until a Master Plan could be completed to show the infrastructure
plan and improvements.

Mr. Sanders agreed with what has been said, noting businesses in the downtown
area are struggling for business, and need customers; noted the daytime
customers are not there, and that needs to change, and that the proposed 3-acre
development across from city hall will include a residential component, and the
businesses need homeowners patronizing their businesses regularly, not just
visiting during the concert season, and expressed the importance of foot traffic in
the downtown area.

Councilmember Barber agreed, noting her support to revitalize the downtown,
and that 998 units have been approved outside of the downtown area with no
commercial development.

Councilmember Alexander noted the city is focused on affordable housing, and
noted the County chose Stockbridge for the new STEM School.

Mayor Pro Tem Gantt noted the conversations to expand Rock Quarry Road
began prior to 2013, and that the city is trying to attract young urban
professionals to the area with this development which is less than one mile away
from the downtown; noting the city is requiring developments to have a
commercial component as the vision is to make Stockbridge a Live, Work, Play
community.

Mayor Ford noted the Amphitheater will be paid off this year in August, and the
city will focus on the next project.

5|Page
Mr. Anderson reviewed the Staff Recommended Conditions, noting the Planning
Commission recommends changing the verbiage from Consider to Shall
regarding Amenities. The Council agreed.

Additional Development Conditions include Ceresa Drive shall be accessible to
the new Rock Quarry Rd. Expansion road, and the developer shall work in
coordination with the project manager of the Rock Quarry Rd. Expansion project;
Number of Townhomes shall be 42 or less; Number of Single-Family Detached
Homes shall be 25 or less; Townhomes shall be 26'; Townhomes shall be a
minimum of 1800 sq. feet.
STAFF CONDITIONS TO RZ-2025-02
1. Conceptual Site Plan—The conceptual site plan shall serve as the Master Plan for
the proposed development (in terms of the numbers and types of residential units to
be built, the site accesses, and the overall design of the project), thereby fulfilling the
requirement for PUD zoning of the property.
2. LDP Site Plan—A more detailed site plan shall be developed once the City secures
a developer for the project, and it shall be prepared in accordance with the
requirements of the Downtown Village Overlay District to aid in stimulating and
preserving Downtown Stockbridge, as follows:
a. Project Size—A maximum of 67 residential units shall be constructed, which
would represent a density of 4.34 units per acre. No more than 42 townhomes
and no more than 25 SF detached homes.
b. Setbacks—The building setbacks shall be a minimum of 14 feet from the curb for
front yards; a minimum of 10 feet on the sides for single-family detached homes
and end units of townhomes or other attached residences; and a minimum of 25
feet for the rears.
c. Amenities—The developer shall add a dog park, a walking trail, a
playground, and/or a picnic/barbeque area.
d. Trash Handling—An enclosed dumpster shall be provided rather than individual
trash cans.
e. Internal Sidewalks—Internal sidewalks shall be located on both sides of streets,
and they shall be at least eight feet wide in the front yards of residences, including
a six-foot-wide sodded landscape buffer between the street and the sidewalk.
f. Parking Spaces—A sufficient number of parking spaces shall be provided in
relation to the number of bedrooms per residential unit, according to the UDC as
well as for common-area guest parking.
g. Parking Lot Design—Parking lots shall have eight-foot-wide buffers adjacent
to streets, eight-foot-wide islands between parking aisles, and four-foot-wide
separations for every twelve parking spaces.
h. Parcel Interconnectivity—Provisions shall be made for pedestrian access
to adjacent commercial parcels.
3. Architectural Design:
a. Scale—The project scale shall be compatible with the scale of
surrounding developments.
b. Maximum Height—The buildings shall not exceed four stories or fifty-five feet.
c. Building Façade Styles and Colors—The building facades shall be compatible
in style and color with the facades of surrounding buildings.
d. Building Façade Materials—The building facades shall be faced on three sides
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with one hundred percent (100%) brick, and the front side shall be faced with
fifty percent (50) brick, stone, or stucco.
e. Garages—All residential units which face or can be seen from North
Henry Boulevard shall have two-car garages.
f. Lighting—Historic-style streetlamps shall be installed on the site.
4. External Considerations:
a. Utilities—The developer shall comply with all requirements of the City of
Stockbridge’s Public Works Department in providing sufficient water and sewer
facilities to serve the proposed development, and these facilities shall be
located underground.
b. Site Security—Whether or not the community is gated, flock cameras shall
be provided at all site accesses.
c. Easements – No encroachments or other actions shall disturb the Georgia Power
Company easement to the east.
d. Property Maintenance – An HOA or townhome association shall be established,
or a property management company shall be secured, to maintain all common
areas of the site.
ADDITIONAL CONDITIONS
1. The width of the townhomes shall be 26 feet and a minimum of 1,800 to 2,000
square feet.
2. Incorporate Rock Quarry Road extension to the site plan with the addition of a four
lane with a median.
3. Ceresa Drive shall have access to the Rock Quarry Expansion Road
4. One entry unit shall be installed on Ceresa Drive.

Motion to approve the city-initiated Rezoning Case #RZ-2025-02 with the Staff
Recommended Conditions and Additional Conditions was made by Councilmember
Alexander; seconded by Mayor Pro Tem Gantt. The motion passed 3-1 (Alexander,
Berry, Gantt Approved) (Barber Opposed, noting her opposition is because she
supports smart growth and the city has not addressed the infrastructure needs, and
the LOI has not been approved by the City Council or the URA, and she has been
asking for the appraisals since October 2024, and has not received them.

Councilmember Alexander noted for the record that the law does not allow denial
based on traffic, and that the city will be requesting funding in TSPLOST II for the
Rock Quarry Road Expansion project; and noted the Hwy. 42 Road Widening project
up to I-675 is currently underway.

NEW BUSINESS
4. DE-ANNEXATION CASE #DX-2024-05 for the Manderley Subdivision--Phase 5.
Consideration of an Ordinance to de-annex from the Corporate Limits of the City
of Stockbridge eight (8) parcels within the Manderley Subdivision, representing
Phase 5, as are listed below. The request was made by the owners of the eight
(8) parcels, which are located in Land Lot 8 of District 12. The parcels would
become part of unincorporated Henry County.
The City Council previously approved De-Annexation Cases #DX-2024-01, #DX-
2024-02, #DX-2024-03, and #DX-2024-04 for the Manderley Subdivision.
~ 610 Edgecombe (Parcel #013A01004000) ~ 620 Edgecombe (Parcel
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#013A01005000) ~ 630 Edgecombe (Parcel #013A01006000)
~ 635 Edgecombe (Parcel #013A01011000) ~ 640 Edgecombe (Parcel
#013A01007000) ~ 645 Edgecombe (Parcel #013A01010000)
~ 650 Edgecombe (Parcel #013A01008000) ~ 655 Edgecombe (Parcel
#013A01009000)
Presented by: Ryan Anderson, Community Development Director

5. DE-ANNEXATION CASE #DX-2024-06 for the Manderley Subdivision-Phase 6.
Consideration of an Ordinance to de-annex from the Corporate Limits of the City
of Stockbridge two (2) parcels within the Manderley Subdivision, representing
Phase 6, as are listed below. The request was made by the owners of the two (2)
parcels, which are located in Land Lots 8 & 25 of District 12. The parcels would
become part of unincorporated Henry County.
The City Council previously approved De-Annexation Cases #DX-2024-01, DX-
2024-02, DX-2024-03, and #DX-2024-04 for the Manderley Subdivision.
~ 110 Jasper Drive (Parcel #013A01002000) ~ 120 Jasper Drive (Parcel
#013A01003000)
Presented by: Ryan Anderson, Community Development Director

6. DE-ANNEXATION CASE #DX-2024-07 for the Manderley Subdivision-Phase 7.
Consideration of an Ordinance to de-annex from the Corporate Limits of the City
of Stockbridge three (3) parcels within the Manderley Subdivision, representing
Phase 7, as listed below. The request was made by the owners of the three (3)
parcels, which are located in Land Lots 8, 9, 24, & 25 of District 12. The parcels
would become part of unincorporated Henry County. The City Council previously
approved De-Annexation Cases #DX-2024-01, DX-2024-02, DX-2024-03, and
#DX-2024-04 for the Manderley Subdivision.
~ 315 Kerrith Drive (Parcel #013A01024001), ~ 170 Jasper Drive (Parcel
#013A01040000), ~ 175 Jasper Drive (Parcel #013A01045000)
Presented by: Ryan Anderson, Community Development Director

7. DE-ANNEXATION CASE #DX-2024-08 for the Manderley Subdivision-Phase 8.
Consideration of an Ordinance to de-annex from the Corporate Limits of the City
of Stockbridge three (3) parcels within the Manderley Subdivision, representing
Phase 8, as are listed below. The request was made by the owners of the three
(3) parcels, which are located in Land Lots 8 and 9 of District 12. The parcels
would become part of unincorporated Henry County. The City Council previously
approved De-Annexation Cases #DX-2024-01, #DX-2024-02, #DX-2024-03, and
#DX-2024-04 for the Manderley Subdivision.
~ 20 Devon Court (Parcel #013A01129000) ~ 21 Devon Court (Parcel
#013A01131000) ~ 200 Whitesand Bay Drive (Parcel #013A01128000)
Presented by: Ryan Anderson, Community Development Director

Motion to combine approval of Item #4 DX-2024-05, #5 DX-2024-06, #6 DX-
2024-07 & #7 DX-2024-08 with one vote was made by Mayor Pro Tem Gantt;
seconded by Councilmember Berry. The motion passed unanimously 4-0.

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8. Public Works Staff is requesting Council’s approval to move forward with Prime
Contractors demolishing the current 45’x280’ maintenance shop and constructing
a new 60’x300’x16’ pre-engineered metal building at a cost of $1,758,545.00.
This will be Phase I. The funding source is SPLOST VI.
Presented by: Decius Aaron, Public Works Director

Councilmember Barber asked the item went through the competitive bidding
process.

Mr. Milazi confirmed that it had.

Motion to approve was made by Mayor Pro Tem Gantt; seconded by
Councilmember Berry. The motion passed unanimously 4-0.

Councilmember Alexander noted SPLOST VI funding has not yet been received.

Mr. Milazi noted the first receipts of SPLOST VI funds are expected in June
2025; and the initial funds would be borrowed from other funding sources and
reimbursed from SPLOST VI.

9. Council consideration to approve Task Order No. 54 with Carter & Sloope –
Willow Springs Force Main Replacement in the amount of $180,900.00. The
funding source is from SPLOST V.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted this action will improve the aging infrastructure in the area, and
the city’s Impact Fees will help to make continuous improvements.
Motion to approve was made by Councilmember Berry; seconded by
Councilmember Alexander. The motion passed unanimously 4-0.

10. Public Works Staff is requesting Council’s approval to purchase eleven (11)
trucks in the amount of $620,725.00. The funding source is from SPLOST VI.
Presented by: Decius Aaron, Public Works Director, and Al Barnes, Public Works
Operations Manager
Mr. Aaron noted the request is to approve funding for 11 much needed light duty
vehicles in the Public Works Department.

Mayor Pro Tem Gantt asked if the purchase of 11 vehicles is an emergency, or
could the purchase be held off.

Mr. Aaron noted Public Works staff is riding 2-3 employees per vehicle in some
instances.

Councilmember Barber asked, other than meter reading, why 11 individual
trucks, and noted that she is reluctant with purchase 11 vehicles at the same
time, and asked if they could be purchased 3-4 at a time, opposed to 11.

Mr. Milazi noted the city approved the purchase of vehicles in the Capital
Improvement Plan, and that the funds are being reallocated since the lease item
was not approved.

9|Page
Motion to approve was made by Councilmember Alexander; seconded by Mayor
Pro Tem Gantt. The motion passed unanimously 4-0.

11. Council consideration for Water Works Metrology, LLC to replace ±500 AMI
water meters that are not functioning properly in the amount of $194,608.75. The
funding source is from SPLOST V.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted the water meters were changed in 2017 and are specific to each
system.

Councilmember Barber noted the Procurement Office confirmed the vendor was
a Sole Source Supplier.

Motion to approve was made by Mayor Pro Tem Gantt; seconded by
Councilmember Berry. The motion passed unanimously 4-0.

DISCUSSION
12. Discussion to task Falcon Design to design a Beautification Project for GA Hwy.
138 and identify funding.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted the best way to proceed with the request is to bring the item to
the City Council to identify funding and to task Falcon Design with preparing a
beautification design.

Councilmember Barber asked what the cost of the Task Order would be.
Mayor Pro Tem Gantt stated the cost would be brought to the Council for
approval.

Motion to approve was made by Mayor Pro Tem Gantt; seconded by
Councilmember Alexander. The motion passed unanimously 4-0.

13. Discussion of a request from the Citizen Police Advisory Council to donate and
install painted concrete tables for Checks/Chess at Clark and Memorial parks.
Presented by: Mayor Pro Tem Gantt member CPAC asked that the City allow the
installation of painted concrete chess/checker boards at Clark and Memorial
parks as a donation.

Mayor Ford asked how these concrete tables would fit into the city’s Master
Parks Plan design.

Mr. Aaron noted the approval would be contingent upon the Master Park Plan
and does not conflict with the design.

Motion to approve with a contingency that the request is in alignment with the
City’s Master Park Plan was made by Mayor Pro Tem Gantt; seconded by
Councilmember Berry. The motion passed unanimously 4-0.

UPCOMING MEETINGS & ANNOUNCEMENTS: Council meetings will be held in the
City Council Chamber. Meeting dates, locations and times are subject to change or

10 | P a g e
contact City Hall offices at 770-389-7900 or visit the website www.stockbridgega.org
for updates.
• Youth Council Special Called Meeting – Tuesday, April 15th at 5:45 p.m. at City
Hall in the Levi Meeting Room (Apr 15)
• Downtown Development Authority Meeting, 3rd Tuesday of each month at 6:00
pm at the Downtown Connection Ctr 130 M L King, Sr. Heritage Trail (Apr 15)
• Planning Commission Meeting, 3rd Thursday of each month, 6:30 p.m. - City
Hall Council Chamber - (Apr 17)
• City Council Work Session Meeting held on the last Tuesday of the month at
6:00 p.m. - City Hall Council Chamber (Apr 29)
UPCOMING CITY EVENTS/INITIATIVES
• Join Councilman Thomas & Councilman Berry in partnership for the monthly
Bingo Bash on Wednesday, April 16th from 10am – noon at the Merle Manders
Conference Center. Lots of fun to be had by all.
• Georgia Cities Week - Join Mayor Ford for the Annual State of the City
Address, Tuesday, April 22nd at 6pm at City Hall in the Council Chamber.
• Georgia Cities Week – Calling all job seekers! The City of Stockbridge in
partnership with Goodwill Industries of North Georgia is hosting a Career
Opportunity Fair on Thursday, April 24th in the Amphitheater Parking Lot from
10am – 2pm.
• Georgia Cities Week – Join the Stockbridge Police Department for Cops &
Cones at Clark Park on Thursday, April 24th from 5pm – 7pm. (Free ice cream
cones while supplies last).
• Georgia Cities Week - Join Councilman Alexander for the District 5
Community Cleanup, Saturday, April 26th from 9am – 11am at the Winslow
subdivision.
• Join Mayor Anthony Ford for the monthly Meet the Mayor - Monday, April 28th
from 10am – noon at City Hall. Meetings are by appointment.
• Join Councilman Alexander for the State of District 5, Wednesday, April 30th at
7pm at Eagles Landing Country Club.
• Join Councilwoman Barber for the Annual Mother’s Day Tea, Sunday, May 4 th
at the Merle Manders Conference Center from 3pm – 5pm.Celebrating the
Heart and Dedication of mothers who uplift our community.
• Food Truck Tasty Tuesdays will kick off on Tuesday, May 6 th at Clark Park from
5:30 pm – 8pm and will feature Soul Cartel. Join us for great food and lots of
fun!
• Councilman Thomas is honoring Veterans with a Continuous Salute all year
long. Please send your pictures of Veterans with their name, branch, rank, and
years of service.
• Join Councilman Thomas for the Don’t Trash Stockbridge initiative centered
around education highlighting the causes and effects of Littering and Illegal
Dumping. More information to follow.
• Sign Up for real-time alerts about severe weather, road closures and
emergencies on the Regroup App. Visit the city’s website or social media
pages for more information on how and where to sign up. Stay Safe!
11 | P a g e
Please contact Rosalynd Rawls to schedule an appointment for Meet the
Mayor and for more information on Council Initiatives at 678-833-3348 or via
email: rrawls@stockbridgega.org

2025 CONCERT SEASON SCHEDULE
• Saturday, May 3rd – My Girls Night featuring Xscape with special guests Total
and 702
• Saturday, May 10th – Mother’s Day Weekend Show featuring 112, Dru Hill, Silk
and Carl Thomas
• Sunday, May 11th – Mother’s Day Celebration featuring Beenie Man
• Saturday, May 24th – Memorial Day Weekend – Dirty South Yeek Crunk Fest
featuring Pastor Troy, MC Shy’D, D J Raheem the Dream, Mook B Trillville,
Eastside Boyz
• Saturday, June 14th – Ladies of the 80’s- featuring Regina Belle, Karyn White,
Deniece Williams, Evelyn “Champagne” King, Shanice, and Beverly Crawford
with Special Guest Appearance by: The Silver Fox Squad
• Sunday, June 15th – Anthony Hamilton & Friends
• Saturday, June 28th – Ledisi & Kindred The Family Soul
• Saturday, July 12th – The All-White party Tribute to Frankie Beverly featuring
The Maze Band, Jubu Smith, Eric Benet, Dave Hollister, Christopher Williams,
Mike Phillips & Vivian Green

MAYOR’S COMMENTS
Mayor Ford referenced the start of the Atlanta Braves season wishing the team much
success and asked everyone to support the team in their quest for a bid at the World
Series; and noted the tax deadline in Georgia has been extended from April 15th to May
1st due to Hurricane Helene.

EXECUTIVE SESSION
Motion to convene Executive Session for Personnel, Real Estate and Litigation was
made by Mayor Pro Tem Gantt; seconded by Councilmember Alexander. The motion
passed unanimously 4-0.

Motion to adjourn Executive Session and sign and Affidavit with no action was made by
Councilmember Alexander; seconded by Councilmember Barber. The motion passed
unanimously 4-0.

Motion to reconvene the meeting was made by Councilmember Berry; seconded by
Councilmember Barber. The motion passed unanimously 4-0.

Motion to adjourn the meeting at 10:20 p.m. was made by Councilmember Barber;
seconded by Councilmember Berry. The motion passed unanimously 4-0.
Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor
12 | P a g e
CITY COUNCIL SPECIAL CALLED MEETING
SUMMARY MINUTES
MONDAY, APRIL 21, 2025 3:00 P.M.
Mayor & City Council
Mayor Anthony S. Ford At-Large
Mayor Pro Tem LaKeisha Gantt – Council District 1
Councilmember Alphonso Thomas – Council District 2
Councilmember Kyle D. Berry, Sr. – Council District 3
Councilmember Yolanda Barber – Council District 4
Councilmember Elton Alexander – Council District 5
Administration
Vacant – City Manager
Vanessa Holiday – City Clerk
Frank Milazi – City Treasurer
Quinton Washington – City Attorney
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.

Invocation by Mayor Ford at 3:06 p.m.

Invocation by: Councilmember Berry

The Pledge of Allegiance was recited by all in attendance.

City Clerk, Vanessa Holiday was asked to proceed with a verbal roll call. All the
members were present except Councilmember Thomas and Mayor Pro Tem Gantt.

Motion to adopt the Agenda was made by Councilmember Alexander; seconded by
Councilmember Barber. The motion passed unanimously 3-0.

NEW BUSINESS
1. Council Consideration to approve a Resolution for the Estimated 2025 Millage
Rate in accordance with HB92 and HB581.
Presented by: Frank Milazi, City Treasurer/CFO, Ed Wall, Financial Advisor
(online)
Mr. Milazi referenced HB581 which requires municipalities to provide an estimate
of the rollback, noting the City did so, and provided to the County, and that
Governor Kemp then approved an amendment HB92 which requires the municipal
government to officially adopt the estimated rollback. Mr. Milazi noted the action
taken today does not affect the tax process that takes place every year, and that
the action today is to meet the requirements of HB581 and HB92; and noted the
Resolution would give the City Treasurer the authority to send the estimated the
1|Page
millage rate of 3.77 and submit to the County; and noted the city’s Financial
Advisor, Ed Wall, is available online for any questions, and reiterated this action
does not affect the millage rate to be set in July based on the budget.

Mayor Ford noted the proposed millage of 3.77 is the same as it currently set and
has been for two years.

Mr. Milazi confirmed, noting the actual millage rate would be set at a later date in
July of 2025.

Councilmember Barber asked if the July public hearing dates have been set.

Mr. Milazi noted the County has not confirmed the city’s Public Hearing Dates as
yet.

Councilmember Alexander noted that if the millage rate remains the same, that is
considered to be a tax increase and public hearings will be required, and the
actions today are the result of new provisions by the State.

Mr. Milazi confirmed, noting the Governing Body is required to act by April 24,
2025.

Councilmember Barber noted for the record that she did not support the FY2025
Budget, and does support HB581 and HB92, and prefers a decrease in the millage
rate.

Mayor Pro Tem Gantt joined the meeting at 3:19 p.m.

Motion to approve a Resolution for the Estimated 2025 Millage Rate of 3.77 in
accordance with HB92 and HB581was made Councilmember Barber; seconded
by Councilmember Alexander. The motion passed unanimously 4-0.

Motion to Adjourn the meeting at 3:20 p.m. was made by Councilmember Barber;
seconded by Councilmember Berry. The motion passed unanimously 4-0.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

2|Page
COUNCIL WORK SESSION MEETING
SUMMARY MINUTES
April 29, 2025 6:00 P.M.
Mayor & City Council
Mayor Anthony S. Ford At-Large
Mayor Pro Tem LaKeisha Gantt – Council District 1
Councilmember Alphonso Thomas – Council District 2
Councilmember Kyle D. Berry, Sr. – Council District 3
Councilmember Yolanda Barber – Council District 4
Councilmember Elton Alexander – Council District 5
Administration
Vacant – City Manager
Vanessa Holiday – City Clerk
Frank Milazi - City Treasurer
Quinton Washington – City Attorney
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.
The meeting was called to order by Mayor Ford at 6:03 p.m.

Invocation by: Mr. Decius Aaron

The Pledge of Allegiance was recited by all in attendance.

City Clerk, Vanessa Holiday was asked to proceed with a verbal roll call. All members
were present except Councilmember Thomas.

Motion to adopt the Agenda was made by Mayor Pro Tem Gantt; seconded by
Councilmember Alexander. The motion passed unanimously 4-0.

PUBLIC COMMENTS
Mr. Paul Turner called for an immediate suspension of Amphitheater activities and
made comments regarding fiscal year 2024 payments to Amphitheater vendors.

REVIEW OF THE MINUTES
1. Review of the April 14, 2025 Council Meeting Minutes
Review of the April 21, 2025 Special Called Meeting Minutes
There was no action taken.

1|Page
QUARTERLY REPORTS
2. First Quarter 2025 Report
Mayor Ford (Acting City Manager) gave an overview of the City Manager’s
Report for the First Quarter 2025, noting full reports have been included in the
Council Agenda Books and online for review: Finance, Public Works, Human
Resources, Community Development, Economic Development, Events,
Municipal Court, Police Department, Governing Body, Clerk’s Office, Information
Technology, Downtown Development Authority, Citywide Development Authority
and Youth Council; and highlighted information from various departments.

CONSENT AGENDA
3. A) Request for use of the Council Chamber and Patrick Henry Meeting Room for
the Annual Youth Council Senior Ceremony and Banquet on May 13th, 2025.
B) Henry County's Hazard Mitigation Plan (2024 - 2029)
Mayor Pro Tem Gantt motioned to approve the Consent Agenda; seconded by
Councilmember Berry. The motion passed unanimously 4-0.

NEW BUSINESS
4. Council consideration to approve the renewal of the term contract No. 2019-
00022P, Facility Maintenance Solutions/Grounds Keeper Landscape, between
CGL Facilities Management, LLC in the amount of $400,000.00. Funding source
is from Public Works Department budgeted funds.
Presented by Decius Aaron, Public Works Director
Mr. Aaron made a request to renew the contract through 12/31/2025, and that an
RFP would be put out at the end of the year.
Motion to approve through 12/31/2025 was made by Councilmember Barber;
seconded by Councilmember Alexander. The motion passed unanimously 4-0.

5. Council consideration to approve authorization to establish a budget within the
Traffic Camera Fund. On March 3, 2025, City Council approved Resolution OR-
25-597, authorizing the transfer of Traffic Camera (RedSpeed) revenue from the
General Fund to a dedicated Special Traffic Camera Fund. To move forward,
Council approval is now required to establish a budget within this fund.
Presented by Frank Milazi, City Treasurer/CFO
Mr. Milazi noted the Council recently approved the transfer of RedSpeed funds to
and to establish an account with the Police Department, and that this request
from the Police Department is to establish a budget for those funds.
Moton to approve was made by Mayor Pro Tem Gantt; seconded by
Councilmember Berry. The motion passed unanimously 4-0.

UPCOMING MEETINGS & ANNOUNCEMENTS: Council meetings will be held in
the City Council Chamber. Meeting dates, locations and times are subject to
change or contact City Hall offices at 770-389-7900 or visit the website
www.stockbridgega.org for updates.

• Citizens Police Advisory Council Meeting, 1st Thursday of each month at 6:00
p.m. at the Police Department Community Room 4545 N. Henry Blvd. (May 1)
• Youth Council Meeting, 1st Monday of each month at 6:30 p.m. at City Hall in the
Levi Meeting Room (May 5)

2|Page
• Main Street Advisory Board Meeting, 2nd Friday of each month at 9:00 a.m. at
the Downtown Connection Center, 130 M L King, Sr. Heritage Trail (May 9)
• City Council Meeting held on 2nd Monday of each month at 6:00 p.m. - City Hall
Council Chamber (May 12)
• Citywide Development Authority Meeting, 2nd Tuesday of each month at 6:00
p.m. at City Hall in the Levi Meeting Room (May 13)
• Downtown Development Authority Meeting, 3rd Tuesday of each month at 6:00
pm at the Downtown Connection Ctr 130 M L King, Sr. Heritage Trail (May 20)
• Youth Council Advisory Committee, 3rd Tuesday of each month at 6:30 p.m. at
City Hall in the Levi Meeting Room (May 20)
• Planning Commission Meeting, SPECIAL DATE, May 22nd at 6:30 p.m. - City
Hall Council Chamber - (May 22)
• City Council Work Session Meeting held on the last Tuesday of the month at 6:00
p.m. - City Hall Council Chamber (May 27)

UPCOMING CITY EVENTS/INITIATIVES
• Join Councilman Alexander for the State of District 5, Wednesday, April 30th at
7pm at Eagles Landing Country Club.
• Join Councilman Berry for the Annual National Day of Prayer, Thursday, May
1st on the steps of City Hall at 6:30 p.m.
• Join Councilwoman Barber for the Annual Mother’s Day Tea, Sunday, May 4th at
the Merle Manders Conference Center from 3pm – 5pm.Celebrating the Heart
and Dedication of mothers who uplift our community.
• Food Truck Tasty Tuesdays will kick off on Tuesday, May 6th at Clark Park from
5:30 pm – 8pm and will feature Soul Cartel. Join us for great food and lots of fun!
• Councilman Thomas is honoring Veterans with a Continuous Salute all year long.
Please send your pictures of Veterans with their name, branch, rank, and years
of service.
• Join Councilman Thomas for the Don’t Trash Stockbridge initiative centered
around education highlighting the causes and effects of Littering and Illegal
Dumping. More information to follow.
• Sign Up for real-time alerts about severe weather, road closures and
emergencies on the Regroup App. Visit the city’s website or social media pages
for more information on how and where to sign up. Stay Safe!
Please contact Rosalynd Rawls to schedule an appointment for Meet the Mayor and for
more information on Council Initiatives at 678-833-3348 or via
email: rrawls@stockbridgega.org

2025 CONCERT SEASON SCHEDULE
• Saturday, May 3rd – My Girls Night featuring Xscape with special guests Total
and 702
• Saturday, May 10th – Mother’s Day Weekend Show featuring 112, Dru Hill, Silk
and Carl Thomas
• Sunday, May 11th – Mother’s Day Celebration featuring Beenie Man
• Saturday, May 24th – Memorial Day Weekend – Dirty South Yeek Crunk Fest
featuring Pastor Troy, MC Shy’D, D J Raheem the Dream, Mook B Trillville,
Eastside Boyz

3|Page
• Saturday, June 14th – Ladies of the 80’s- featuring Regina Belle, Karyn White,
Deniece Williams, Evelyn “Champagne” King, Shanice, and Beverly Crawford
with Special Guest Appearance by: The Silver Fox Squad
• Sunday, June 15th – Anthony Hamilton & Friends
• Saturday, June 28th – Ledisi & Kindred The Family Soul
• Saturday, July 12th – The All-White party Tribute to Frankie Beverly featuring
The Maze Band, Jubu Smith, Eric Benet, Dave Hollister, Christopher Williams,
Mike Phillips & Vivian Green

MAYOR’S COMMENTS
Mayor Ford referenced a proclamation issued to NE-YO in celebration of his inaugural
OLOGO Golf tournament held at Eagles Landing Country Club, with the hopes that this
event will occur annually; noted VyStar had a ribbon cutting as the Amphitheater
Naming Rights Sponsor; and encouraged everyone to be safe and healthy.

Motion to convene Executive Session for Personnel, Real Estate and Litigation was
made by Mayor Pro Tem Gantt; seconded by Councilmember Berry. The motion passed
unanimously 4-0. (Alexander, Barber, Berry, and Gantt).
Mayor Pro Tem Gantt exited the meeting following Executive Session.
Motion to adjourn Executive Session and sign an Affidavit was made by Councilmember
Alexander; seconded by Councilmember Barber. The motion passed unanimously 3-0.
(Alexander, Barber, and Berry).
Motion to reconvene the meeting was made by Councilmember (Alexander, Barber, and
Berry).Alexander; seconded by Councilmember Barber. The motion passed
unanimously 3-0.
Attorney Washington presented a motion to approve a contract as discussed for Police
Chief Frank Trammer for a three-year contract which will be for one year with two
renewals, and a 60-day termination clause by either side and eliminating the power and
electricity language.
Motion to approve the contract for Chief Trammer as outlined by the City Attorney
stating the importance of public safety and securing the Police Chief, and tasking staff
with moving forward with changing the structure whereas the Police Chief reports to the
Mayor & City Council was made by Councilmember Alexander; seconded by
Councilmember Barber. The motion passed unanimously 3-0. (Alexander, Barber, and
Berry).
Motion to adjourn the meeting at 7:30 p.m. was made by Councilmember Alexander;
seconded by Councilmember Barber. The motion passed unanimously 3-0. (Alexander,
Barber, and Berry).
Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor
4|Page
City of Stockbridge
MEETING DATE
AGENDA ITEM
MAY 12, 2025 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
SPECIAL USE PERMIT CASE #SP-2024-03 (Council District 4). Consideration of a Special Use Permit request to allow a personal care home on
property at 270 Shields Road. Applicant/Agent/Owner: Shona John. The property contains 1.47 +/- acres. Ms. John seeks to care for six residents in
her home, although her State personal care home license only allows three. She has submitted numerous documents and photographs to show that the
home has the appropriate safety and security features to care for the residents. Driveway, parking, and screening improvements need to be made. The
applicant is making diligent efforts to comply with all requirements.

BACKGROUND INFORMATION:
SP-2024-03 was deferred at the Planning Commission meeting on September 19, 2024 because the applicant did not have the required
State license or medication certification at that time. She recently obtained them. Although the UDC allows personal care homes, Title
9 of Municode has no provision for them and no authorization to issue a business license (i.,e., a conflict between the two parts of
Municode). Personal care homes are not the same as group homes, day care centers, or family day cares, which were used as the
basis for the denial of a business license. The Staff questions the appropriateness of personal care homes for residential districts, and
continues to recommend denial. The Planning Commission also recommended denial at its meeting on April 17, 2025.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
SP-2024-03 FOR 270 SHIELDS ROAD.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

DENIAL.

Staff Signature______________________________

Shona John
270 Shields Road
Stockbridge, GA 30281

Frederick Gardiner
City Council Manager
4640 North Henry Blvd
Stockbridge, GA 30281

Dear Frederick Gardiner

I am writing to request an extension for submitting the state license. Due to limited funds, I
needed to apply for a loan, as discussed in our recent meeting, to complete the necessary repairs
on the property. Unfortunately, the loan approval process took longer than anticipated, delaying
the entire project timeline. My husband is currently the only one able to work on the property,
and the loan amount was insufficient to hire additional help, which has further extended our
timeline.

I would be very grateful if you could grant an extension until the first week of January for me to
submit the state license. Thank you for your understanding and consideration, and I look forward
to your response.

Sincerely,
Shona John
Henry County, GA

Overview

Legend
Parcels
Roads

144 ft

Parcel ID S10-02041000 Class R Owner FOX MARY M Land $28,000
Property 270 SHIELDS Acreage n/a Address 270 SHIELDS RD Value:
Last 2 Sales
Address RD STOCKBRIDGE GA Building $265,900
Date Price Reason Qual
District City/Stockbridge 30281 Value:
D OF
Misc $0 6/6/2017 $0 U
ASSNT
Value:
4/30/1990 $119,900 n/a Q
Total $293,900
Value:

Parcel lines depicted on the maps do not re ect 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: 9/5/2024
Last Data Uploaded: 9/5/2024 9:05:39 AM

Developed by
HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com

Thank you for choosing the City of Stockbridge for your business!

Please DO NOT START YOUR BUSINESS until you have completed all steps necessary for your license (s).

Optional/ Additional Information
• Federal Tax ID - IRS (800) 829-4933 If you are operating a business within the
city limits of Stockbridge, you are required
• GA Sales Tax ID- GA Dept. of Revenue (404) 724-7200 to obtain an Occupational Tax Certificate.
Forms– www.dor.georgia.gov
Registration- www.dor.georgia.gov This also applies to ALL Home
• Secretary of State- (404) 656-2881 or www.sos.ga.gov
Occupations. All applicants are required to
pay a $70 (non-refundable) Administrative
Fee along with the tax based on estimated
gross receipts
• Small Business Administration http://www.sba.gov
(404) 331-0100 Occupational Tax Certificates are based on
Important Information annual gross receipts with the exception
of Professional Services. See O.C.G.A. 48-
• Department of Agriculture - (404) 656-3645 13-9(c) for definition listing.
• Stockbridge Fire Department - (678) 833-3338
• Stockbridge Building Department - (678) 833-3338
• Stockbridge Planning and Zoning - (770) 692-8465
• Stockbridge Permits- (678) 833-3314

*Contact our Occupational Tax Office to verify your location prior to submitting your application
at: 678-833-3302 or 678-833-3310

RENEWAL
• Occupational Tax Certificates are Renewed Annually
• Renewal notices are mailed in July and returned to the City of Stockbridge by October 1.
• Invoices are mailed in November and are due by December 31st

PLEASE NOTE:
Failure to receive correspondence regarding renewal or bill does not relieve obligation to pay occupational
tax, penalty and/or interest. A 15% penalty + 1% per month interest fee will apply if late.

RENEWAL FEES ARE DUE BY DECEMBER 31ST OF EACH YEAR
HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com

This checklist comprises of the documentation needed initiate the application process and provides a brief sum-
mary of the application process. Please keep this checklist for your records, as it contains important information
needed during the application process.

HOME-BASED BUSINESS APPLICATION CHECKLIST:
Please provide the following documents when submitting your application:

The following items are required for ALL businesses:

 Occupational Tax Application
 SAVE Public Benefits and Private Employer Affidavit Verifying Status
 Home-Based Regulations
 Current Government Issued Photo Identification (i.e.: Copy of Driver’s License/ Passport)- Must match
address of business on the application
 Addressed must be verified if it is in the City of Stockbridge
 If you are a non-profit organization please include a copy of your 501 (c) 3.

HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com

Section I- BUSINESS INFORMATION (Application must be completed in its’ entirety for processing)
Business Name:
DBA:

Business Address: Street Address Zip

Mailing Address: Street Address City State Zip
Business Tel #:
E-Mail:
FEIN or SS#: State License #:(If applicable)
# of Employees-Company
# of Employees-City

E-Verify #: (Only businesses
with more than 10 employees.)

Date Business Opened:
Please fully describe the type of business that will be conducted:

Section II- TYPE OF OWNERSHIP
 Sole Ownership  Corporation

 Partnership  Limited Liability Company
Section III- OWNER’S / OFFICER’S INFORMATION
Name/ Title:
Home Address:
Tel # :
E-Mail:

Name/Title:
Home Address:
Tel # :
E-mail:
Section IV- OCCUPATIONAL TAX SCHEDULE
Estimated/ Actual Gross Receipts for this calendar year: $
ONLY FOR PROFESSIONAL PRACTITIONERS: Please contact the Business Services Department for fee schedule.

If applying for a non-profit/tax exempt organization, please include a copy of your 501(c) form or letter of approval. Your
business will not be considered Non-Profit until we receive a copy of your 501(c)3 letter or a current letter of your exemption
status from the Internal Revenue Service (IRS).
Signature: Title: Date:

FOR OFFICE USE ONLY PARCEL #: NAICS CODE: I.D. #: 3
HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com

Private Employer Affidavit Pursuant To O.C.G.A. § 36-60-6(d)
By executing this affidavit under oath, the undersigned private employer verifies one of the following with
respect to its application for a business license, occupational tax certificate, or other document required to
operate a business as referenced in O.C.G.A. §36-60-6(d):

*** If you select SECTION 1 (A), please fill out SECTION 2 and then execute with signature below.***
Section 1. Please check ONLY ONE:
(A) ________ On January 1st of the below signed year, the individual, firm, or corporation employed
more than ten (10) employees.
***If you select SECTION 1 (B), please skip SECTION 2 and execute with signature below.***
(B) ________ On January 1st of the below signed year, the individual, firm, or corporation employed
ten (10) or fewer employees.
Section 2.
The employer has registered with and utilizes the federal work authorization program in accordance with the applicable provisions and
deadlines established in O.C.G.A. §36-60-6(d). The undersigned private employer also attests that its federal work authorization user
identification number and date of authorization are as follows:

Name of Private Employer

Federal Work Authorization User I.D. #

Date of Authorization

I hereby declare under penalty of perjury that the foregoing is true and correct.
Executed on __________________, ______, 20___ in __________________(city), _______________(state).

Signature of Authorized Officer or Agent (Owner or Manager)
Printed Name & Title of Authorized Officer or Agent (Owner or Manager)
SUBSCRIBED AND SWORN BEFORE ME ON THIS THE ______ DAY OF ______________, 20__.
Notary Public
My Commission Expires: ________________________________
HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com
SAVE Public Benefits Affidavit
O.C.G.A § 50-36-1 (e) (2)
INSTRUCTIONS: As required by Georgia Security and Immigration Compliance Act of 2006, as amended, every agency administering or providing Public
Benefits is responsible for requiring that applicants for public benefits execute a sworn affidavit verifying the applicant’s lawful presence in the United
States {Ga. Code 50-36-1(e) (2)}. By executing this affidavit under oath, as an applicant for the City of Stockbridge, Georgia public benefit as supplemented
by resolution of the City Council, I am stating the following with respect to my application to the City of Stockbridge.

Name of natural person applying on behalf of individual, business, corporation, partnership or other private entity.

Address of applicant named above Telephone Number

OCCUPATIONAL TAX CERTIFICATE
Name of business, corporation for whom application is being Category of Public Benefit
made.
1. _________ I am a United States citizen. {REQUIRES VERIFICATION AT SUBMISSION}

2. _________ I am a legal permanent resident of the United States.

3. _________ I am a qualified alien or non-immigrant under the Federal Immigration and Nationality Act with an alien number issued by
the Department of Homeland Security or other federal immigration agency.

My alien number issued by the Department of Homeland Security or other federal immigration agency is:

The undersigned applicant has also hereby verifies that he or she is 18 years of age or older and has provided at least one source and verifiable document,
as required by Georgia Law O.C.G.A § 50-36-1 (e) (1). A complete list of secure and verifiable documents is on the following page.

REQUIRES VERIFICATION AT SUBMISSION – Which type of secure and verifiable document was provided with this

affidavit? :

In making the above representation under oath, I understand that any person who knowingly and willfully who makes a false, fictitious, or fraudulent
statement or representation in this affidavit shall be guilty of a violation of O.C.G.A § 16-10-20, and face criminal penalties as allowed by such criminal
statute.

*MUST DISPLAY ORIGINAL NOTARY SEAL*

I, {representative for}

(Printed NAME of individual and natural person) (Name of Business, corporation, partnership, etc.)

Signature of Applicant Date

SUBSCRIBED AND SWORN
BEFORE ME ON THIS THE
DAY OF , 20__
Executed in (City), (State)

NOTARY PUBLIC Signature My Commission Expires
HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com
SECURE AND VERIFIABLE DOCUMENTS
The following list of secure and verifiable documents, published under the authority of O.C.G.A § 50-36-2 contains documents that are veri-
fiable for identification purposes, and documents on this list may not necessarily be indicative or residency or immigration status.
A United States passport or passport card

A United States military identification card

A driver’s license issued by one of the United States, the District of Columbia, the Commonwealth of Puerto Rico, the Commonwealth of the Northern
Marianas Islands, the United States Virgin Island, American Samoa, or the Swain Islands, provided that it contains a photograph of the bearer or
lists sufficient identifying information regarding the bearer, such as name, date of birth, gender, height, eye color, and address to enable iden-
tification of the bearer.

A identification card issued by one of the United States, the District of Columbia, the Commonwealth of Puerto Rico, the Commonwealth of the
Northern Marianas Islands, the United States Virgin Island, American Samoa, or the Swain Islands, provided that it contains a photograph of
the bearer or lists sufficient identifying information regarding the bearer, such as name, date of birth, gender, height, eye color, and address to
enable identification of the bearer.

A tribal identification card of the federally recognized Native American tribe, provided that it contains a photograph of the bearer or lists sufficient
identifying information regarding the bearer, such as name, date of birth, gender, height, eye color, and address to enable identification of the
bearer. A listing of the federally reorganized Native American tribes may be found at: http//www.bia.gov/WhoWeAre/BIA/OIS/
TribalGovernmentServices/TribalDirectory/index.htm

A United States Permanent Resident Card or Alien Registration Receipt Card

An Employment Authorization Document that contains a photograph of the bearer

A passport issued by a foreign government, must have I-94 attached

A Merchant Mariner Document Mariner Credential issued by the United States Coast Guard

A Free and Secure Trade (FAST) card

A NEXUS card

A Secure Electronic Network for Travelers Rapid Inspection (SENTRI) card

A driver’s license issued by a Canadian government

A Certificate of Citizenship issued by the United States Department of Citizenship

Immigration Services (USCIS) (Form N-560 or Form N-561)

A Certificate of Naturalization issued by the United States Department of Citizenship and Immigration Services (USCIS) (Form N-550 or Form N-570)

HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com

HOME OCCUPATION REGULATIONS
A Home Occupation as defined by this chapter (8.36.170) is permitted subject to the following requirements.

1. Only residents of the dwelling may be engaged in the home occupation.
2. The home occupation shall be clearly incidental to the residential use of the dwelling and shall not change the residential character of the building.
3. No display of products shall be visible from the street except agricultural products grown on the premises in RA zoning district. Only products produced
on the premises may be sold on the premises.
4. No business or advertisement signs of the home occupation shall be permitted on a tract of property that is zoned or used for residential purposes.
5. Use of a dwelling for a home occupation shall not exceed twenty-five percent (25%) of one floor.
6. No internal or external alterations inconsistent with the residential use of the building is permitted.
7. The home occupation shall not constitute a nuisance.
8. No outside storage of materials to be used in connection with the home occupation is permitted.
9. No accessory building shall be used in connection with the home occupation, unless it is approved as a conditional use and then in the RA district only.
The use of an accessory building shall comply with the following conditions:
10. Instruction in music and similar subjects shall be limited to two students at a time.
11. Only passenger vehicles may be used in connection with the management of a home occupation.
12. Beauty shops, barber shops, manicurists and similar services conducted as home occupations shall be limited to two chairs/stations and one shampoo
chair/station.
13. No more than two non-transient guests may be boarded at any one time as a home occupation.
14. The following and similar uses shall be considered home occupations, provided they follow the minimum standards described in this section: attorney,
addressing service, art institution, beauty and barber shop, dentist, doctor, drafting and surveying, dress making, insurance agent, manufacturer’s repre-
sentative, music teacher, notary public, photographer, real estate agent, and consultant.
15. All home occupations shall obtain a business license from the City of Stockbridge, and appear before the Mayor and Council for approval if required.
16. Conduct of a home occupation which involves clients coming to the residential structural shall only be allowable for service occupations, such as those
listed in Paragraph 12 above. No home occupation shall be conducted as a retail or manufacturing concern where clients or customers come to the
premises for the purchase of items sold on those premises.
17. All home occupations shall pay for sanitation services at a higher rate, and in a timely manner, or face revocation of a previously-issued occupation tax
certificate, denial of the rights to engage in a home occupation in the future, or any other civil penalties authorized by law.
18. Approval from home owner’s association and/or property manager, where applicable.
19. No more than one vehicle at the home occupation.

Signature Date
Print Name
SUBSCRIBED AND SWORN

BEFORE ME ON THIS THE

DAY OF , 20

Executed in (City), (State)

NOTARY PUBLIC Signature My Commission Expires
4640 North Henry Boulevard Stockbridge, Georgia 30281 [P] 770-389-7900 [F] 770-389-7912 www.cityofstockbridge.com REV 7/2021 7
HOME-BASED OCCUPATIONAL TAX APPLICATION
CITY OF STOCKBRIDGE
4640 North Henry Blvd
Stockbridge, GA 30281
(678) 833-3302 or (678) 833-3310 fax number (678) 302-9732
www.cityofstockbridge.com

Memorandum of Understanding
Occupational Tax Certificate

I ____________________________________, am a business owner/operator of _______________________________.
(Business Owner Name—Please Print) (Business Name—Please print)

By executing and notarizing this Memorandum of Understanding, I agree, and accept responsibility for notifying the City of
Stockbridge - Occupational Tax Department of all changes of information regarding my business (closure/non-closure). I also
acknowledge that I am aware that non-submittal of the annual renewal application will not close the business, and that addi-
tional fees will be incurred as a result of non-compliance to all laws and ordinances set forth to operate within the City of
Stockbridge.

Furthermore, I agree not to hold the City of Stockbridge responsible, after due process of time, they determine that I am no
longer in business at my location.

I hereby declare under penalty of perjury that the foregoing is true and correct.

Executed on __________________, ______, 20__ in _______________(city), _______(state).

Signature of Business Owner or Manager Printed Name of Business Owner or Manager

SUBSCRIBED AND SWORN BEFORE ME ON THIS THE ______ DAY OF ______________, 20__
Notary Public My Commission Expires

Office Use Only:

OTC

4640 North Henry Boulevard Stockbridge, Georgia 30281 [P] 770-389-7900 [F] 770-389-7912 www.cityofstockbridge.com Revised 7/2021
4/6/25, 3:16 PM Georgia Nurse Aide Registry

Nurse Aide Registry Verification

Applicant Information

Name : JOHN, SHONA

Certification Number : CN0028858298

Original Certification Date : 04/20/2006

Expiration Date : 04/20/2026

Status : Active

Adverse Findings : No

Training Program Program Date

CENTER FOR PROGRESSIVE TRAINING INC 04/20/2006

The Georgia Nurse Aide Program requires a minimum of 85 hours, which includes classroom, lab and clinical

rotation, for all approved nurse aide training program courses in the State of Georgia. The third party test
vendor has administered the Georgia Written/Oral and Skills examination since July 1, 2007. All candidates

are required to pass the written/oral and skills competency examination administered by a third party testing
vendor.

Alliant Health Solutions | P. O. Box 105753 | Atlanta, Georgia 30348 | 678-527-3010 | www.AlliantHealth.org

about:blank 1/1
PHOTOGRAPHS (43) OF 270 SHIELDS ROAD, FROM APPLICANT:
INTERIOR OF HOME AND EXTERIOR OF PROPERTY
Submitted to Planning & Zoning on April 18 & 21, 2025

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Ryan Anderson, Community Development Director

DATE: April 17, 2025 (Planning Commission) and May 12, 2025 (City Council)

SUBJECT: Staff Report for Special Use Permit Case #SP-2024-03:
Proposed Personal Care Home at 270 Shields Road

I. PURPOSE

The applicant for Special Use Permit Case #SP-2024-03, Shona John, requests a special use
permit to allow for the establishment and operation of a personal care home with six residents
at 270 Shields Road (Parcel #S10-020410000). Section 3.2.29 of the Stockbridge Unified
Development Code (UDC) requires a special use permit for personal care homes having three
or more residents. Section 9.2.5 lists the requirements for special use permits, and they will be
discussed in the Analysis section of this staff report.

II. DEFINITION AND DISTINCTIONS

Section 12.2 of the UDC provides the following definition of a personal care home:

“Personal care home" means a personal care home is a single home where personal
care services are provided to no more than six (6) nonfamily adults. Personal care
services include, but is not limited to, individual assistance with or supervision of
self-administered medication and essential activities of daily living such as eating,
bathing, grooming, dressing, and toileting. A care home cannot provide nursing or
other medical services or admit and retain residents who need continuous medical
or nursing care (see O.C.G.A. § 31-7-12 for State requirements for personal care
homes). The term "personal care home" does not include buildings which are
devoted to independent living units which include kitchen facilities in which
residents have the option of preparing and serving some or all of their own meals,
nor does it include halfway houses, residential treatment facilities, nursing homes,
sanitariums, hospital or other institutional facilities, or rooming or boarding facilities
which do not provide personal care.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

Personal care homes are distinguished from similar types of facilities to the City of Stockbridge.
Section 9.70.020 of the Stockbridge Municode, which is part of Title 9 for Licensing and
Regulation, provides definitions for day care centers, family day care centers, and group day care
homes, but not specifically for personal care homes. All three terms are used for places which
care for children rather than adults. In addition, day care centers and group day care homes may
only provide care services for less than twenty-four hours per day. And group day care homes
are for places other than a private residence. Thus, personal care homes are different from day
care centers, family day care centers, and group day care homes because they may be used for
adults, and they are not limited to fewer than twenty-four hours per day.

Section 9.70.110 (Prohibitions) states that family day care centers are strictly prohibited within
the City of Stockbridge, but again, personal care homes are different from them. In the UDC,
Section 3.2.23 states that family day care centers and group day care homes are not allowed in
residential districts, nor on properties that are being used for residential purposes.

III. CASE HISTORY

The applicant, Shona John, requested the preparation of a Zoning Verification Letter for the
property on May 28, 2024. Her listed address on the application was 313 Plantation Circle,
Fayetteville, GA, 30214. After she received the completed letter, she purchased the property
at 270 Shields Road and applied for a business license. But her application for a business
license was denied for three reasons: 1) the address that she listed on the application did not
match the property’s address; 2) personal care homes of three or more residents not
perceived as a home occupation under business license regulations; and 3) the applicant was
not able to produce a license from the State of Georgia to operate a personal care home, nor
a certification to administer medicine.

The applicant appeared at the CZIM (Community Zoning & Information Meeting) on
September 4, 2024, and again at the Planning Commission meeting on September 19, 2024.
SP-2024-03 was deferred until the November 21, 2024 Planning Commission meeting, but
Ms. John submitted an undated deferral letter, which the Planning & Zoning Office received
on October 29, 2024. In her letter, Ms. John requested the deferral to allow time for her to
obtain a state license to operate a personal care home.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

IV. TABLE OF CASE FACTS

DESCRIPTIVE FACTOR RESEARCH FINDINGS
Proposed Use: Personal care home.

Property Address and Parcel 270 Shields Road. Parcel Number: S10-02041000.
Number:
Parcel Acreage: 1.47 +/- acres.
Land District and Land Lot: District 12, Land Lot 70.
Council District: 4.
Applicant: Shona John.
Owner: Shona John.
Existing Zoning: SR (Suburban Residential). Property is not located in an
overlay district.
Surrounding Zoning: The property is surrounded by SR zoning.

Property Location: East side of Shields Road, south of Davis Road.

Property Conditions: The property is 1.47 acres, and it contains a single-family
detached home with 2,296 heated square feet. A
driveway up the hill leads to a side-entry, two-car garage
with a turnaround area. The structure meets all setback
requirements for the SR district.
Current Use: Single-family residential dwelling.
Surrounding Land Uses: The property is surrounded by single-family detached
dwellings and some vacant parcels.

Future Land Use Designation: Medium-Density Residential.

Road Classification: Collector.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

V. ILLUSTRATIONS OF EXISTING CONDITIONS:
A. Aerial Photo
B. Zoning Map
C. Future Land Use Map
D. Boundary Survey and Enlargement

AERIAL PHOTO OF PARCEL #S10-02041000
AT 270 SHIELDS ROAD

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

ZONING MAP FOR 270 SHIELDS ROAD

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

BOUNDARY SURVEY

ENLARGEMENT

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

VI. PROPOSED DEVELOPMENT

The applicant, Shona John, owns the property at 270 Shields Road, and she proposes
establishing a personal care home there, to care for six residents. On March 13 2025, she
obtained a Personal Care Home Permit (#PCH042564) from the Georgia Department of
Community Health. It grants a personal care home permit for 270 Shields Road, to be named
“My Serenity Personal Care Home”, with “a capacity of 3.” The permit was effective on January
28, 2025, and it “remains in effect unless revoked or suspended.” A copy of the permit appears
below. It is important to note that although the applicant proposes to care for six residents, her
state license allows only three residents. Further, O.C.G.A. Rule 111-8-62.06(3) states as
follows: “A licensed personal care home must not serve more residents that its approved
licensed capacity.”

O.C.G.A. Rule 111-8-62.20(3)(6) (Medications) requires that the staff in a personal care home
who provide medication to residents have completed “Basic Medication Training for Staff
Assisting with Self-Administration” and have met the Certified Medication Aide Requirements.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

In addition, Ms. John obtained a Certificate of Completion from Alliant Health Solutions as a
“Georgia Medication Aide” on October 25, 2024 (Certificate #CN0028858298). An online
search of the Georgia Medication Aide Registry confirmed that Shona John is actively certified
through the Georgia Nurse Aide Program by the Georgia Department of Community Health.
Her certification began on April 20, 2006, and it expires on April 20, 2026.

The applicant’s Boundary Survey, which was prepared by Sawhney & Associates on July 28,
2024, states that the property contains 1.47 acres. It shows the presence of a single-family
dwelling with a driveway leading to a side-entry, two-car garage and a turnaround area.

According to information from the Henry County Tax Assessors’ records, the dwelling was built
in 1969; it has 2,296 heated square feet; and it contains four bedrooms and two bathrooms.
The applicant, though, has stated that two additional rooms in the basement would be used as
bedrooms for two more residents. No changes to the interior of the existing home or the exterior
of the property are currently being proposed. A comparison of the Boundary Survey with the
Tax Assessors’ aerial photo indicates that the existing structure is well within the required
setback requirements for the Suburban Residential zoning district (50 feet in the front, 10 feet
on the side, and 40 feet in the rear).

The submitted floor plan for the interior of the home shows the presence of a master bedroom
and two other bedrooms on the main floor, plus another bedroom on the lower floor. Except
City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025
10

for the master bedroom, two residents would occupy each bedroom. It is unclear from the floor
plan how many bedrooms are in the house, and how many residents would occupy each
bedroom. O.C.G.A. Rule 111-8-62.12 (Home Design Requirements) states that each resident
must have at least 80 square feet of personal space. The floor plan shows that the master
bedroom is 12’ X 16’ (192 square feet), and the two other bedrooms are 11’ X 12’ (132 square
feet), but no sizes have been given for the remaining bedroom(s).

The applicant submitted a “Business Summary” on April 8, 2025 to describe her proposed
personal care home, admission procedures for residents, and business operations. The table
below summarizes the planned business operations for the personal care home.

Planned Business Operations for Personal Care Home at 270 Shields Road
Operating Hours ~ To operate 24 hours/day, 7 days/week.
~ Staff will work in shifts.
~ Business hours: 9 AM to 5PM (office, visitation, and deliveries)
Staffing ~ Initially, 2 full-time staff members for six (6) residents.
~ Employees would work in shifts to ensure 24-hour care.
Security Measures ~ Facility Security -- Structure has five (5) outdoor cameras,
floodlights, smoke detectors, and an alarm system.
~ Resident Security -- Structure has security-coded entry doors
and a monitored entry system to protect residents.
~ Medication Storage -- Locked boxes would restrict access.
~ Accessibility Features -- Would include grab bars and appropriate
signs throughout the facility.
~ Emergency Systems -- Structure has emergency exits with exit
signs. An emergency response plan would include evacuation
routes, assembly areas, and emergency services procedures.
Emergency ~ Staff would assess the situation, contact 911, and transport
Procedures residents to hospital, if necessary.
~ Fire and Evacuation -- All staff would be trained in fire safety and
evacuation procedures, and regular fire drills would be
conducted.
~ Weather and Natural Disasters – Facility would have an
emergency kit and a disaster preparedness plan to follow in case
of severe weather or natural disasters.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025
11

PROPOSED SITE PLAN AND FLOOR PLAN

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025
12

VII. ANALYSIS #1: COMPLIANCE WITH REQUIREMENTS FOR PERSONAL
CARE HOMES

Section 3.2.29 of the Stockbridge Unified Development Code (UD) provides requirements for
personal care homes in which three or more residents are to receive care. The applicant for
such a personal care home must apply for and obtain a special use permit from the City Council,
and must comply with the following requirements:

A. All regulated facilities shall comply with State laws and regulations and acquire
applicable State licenses for operation.
B. The exterior appearance of any residential structure for which a personal care home,
boarding home, or group home is approved, shall be maintained as a residential
structure and no signs shall be erected.
C. Meet all regulations as identified in the adopted building code and adopted fire code.
D. Meet all parking standards as identified.
E. All facilities must apply for and receive a city business license.

In addition, Section 3.2.29 lists the standards in the table below for personal care homes
having three or more people.

Standards for Personal Care Homes, Group Homes and Boarding Homes
Having Three or More Persons

Development Feature Standard
Minimum lot size Residential—1 acre
Commercial—30,000 square feet
Distance from similar facility At least 1,500 feet
Building requirement Must not be within a subdivision

Regarding the requirements above, the applicant has complied with State laws by obtaining a
state license to operate a personal care home at 270 Shields Road, and she has also obtained
certification to administer medicine to the residents of the personal care home. The applicant
has not suggested any plans for changing the exterior appearance of the existing residential
structure. Building and fire code regulations would need to be met during the permitting process.
No specific parking standards could be found in the UDC for personal care homes. The applicant
would need to apply for a business license from the City of Stockbridge after receiving approval
for the proposed special use permit.

VIII. ANALYSIS #2: GRANTING OF SPECIAL USE PERMITS
Section 9.2.5 of the Stockbridge Unified Development Code (UDC) provides requirements for the
granting of special use permits (formerly known as conditional use permits), and Subsection
9.2.5(2) lists five (5) issues to be considered, in priority, in the preparation of a staff report, as
are listed below. Each issue is discussed below.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025
13

Analysis of Section 9.2.5 Issues for the Granting of Special Use Permits:

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

The volume of traffic to be generated by the proposed personal care home is anticipated to
be minimal because only three new residents would live on the property, and since they are
likely to be elderly, few of them are likely to drive cars. There would be some increase in
traffic, though, from the employees who work at the personal care home; from deliveries;
and from visiting family members and friends. The applicant has not provided a parking
plan to indicate the way the existing driveway (or its expansion) would be utilized by the
residents, employees, delivery personnel, and family and friends.

b. The physical conditions of the site, including topography, drainage and size and
shape, are suitable for the proposed development.
With six bedrooms, the existing dwelling has ample room to accommodate three residents.
Whether there would be sufficient parking, though, is questionable. The applicant has not
offered to enlarge the driveway to accommodate more vehicles for employees, deliveries,
or visiting family members or friends.

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

A letter from the City of Stockbridge Utility Billing Office, dated July 31, 2025, stated that the
City of Stockbridge Public Works Department provides water and sewer services to the
property.

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.

The Planning & Zoning Office has no knowledge of any such binding agreements being
made by the applicant, and the applicant has not conveyed any specific plans to minimize
any potential adverse impacts on the surrounding neighborhood.

e. The special 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.
The proposed personal care home would provide a home for the care of residents who need
specialized care in a home setting. While the residents might receive excellent care inside
of the home, consideration needs to be made to the exterior impacts of the operations of the
home on adjacent properties in terms of additional traffic generation (from employees,
deliveries, and family members and friends), screening, and exterior lighting. These matters
also need to be considered for the safety of the residents. Additional parking and fencing
are likely to be needed.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025
14

IX. ANALYSIS #3—USE PERMIT CONSIDERATIONS

Section 9.2.6(A) of the Stockbridge Unified Development Code (UDC) provides requirements
for the granting of use permits, including ten (10) issues to be considered, in priority, in the
preparation of a staff report, as are listed below. For the proposed development, the “use
permit” pertains to a personal care home. Each issue is discussed below and is to be
considered by the City Council.

1. Whether the proposed use is consistent with the comprehensive land use plan
adopted by the city council;

The subject property’s future land use designation is Medium-Density Residential, which
is the same as that of the surrounding properties.

2. Compatibility with land uses and zoning districts in the vicinity of the property for
which the use permit is proposed;

The subject property is zoned ‘SR’ (Suburban Residential), and it is surrounded by other
properties with the same zoning. The existing single-family detached dwelling is
surrounded by other single-family detached dwellings, although they are not part of a
subdivision. The applicant does not plan to change the exterior of the dwelling, so there
would be no visible indication of the presence of a personal care home on the property.

3. Whether the proposed use may violate local, State and/or Federal statutes,
ordinances or regulations governing land development;

Although the applicant wishes to care for six residents within her proposed personal care
home, the state license which she obtained to operate a personal care home at 270
Shields Road only gives her permission to care for three residents. Further, O.C.G.A.
Rule 111-8-62.06(3) prohibits the operator of a personal care home from serving more
residents than the State license allows.

4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along
adjoining streets;

A minimal amount of additional traffic may be expected on the property because of
visiting employees, deliveries being made, and family members and friends coming to
visit.

5. The location and number of off-street parking spaces;

The existing home has a narrow driveway leading up a hill to a two-car garage with a
turnaround area. It may be difficult for vehicles to pass and to be able to park. To date,
the applicant has not proposed enlarging the driveway to accommodate additional
vehicles for employees, deliveries, or family members and friends.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025
15

6. The amount and location of open space;

According to the aerial photo of the property, ample open space is present on all four
sides of the existing dwelling.

7. Protective screening;

No protective screening (such as a fence) is present on the property, and the applicant
has not indicated any plans to provide it. The addition of protective screening could
benefit the neighbors by shielding them from any excessive comings and goings of
visitors, and it could protect the residents’ safety by preventing them from inadvertently
walking off the property.

8. Hours and manner of operation;

The proposed personal care home would operate twenty-four hours a day, for seven days
per week. The applicant’s “Business Summary” states that initially, there would be two
employees, who would work in shifts to ensure the continuous care of the residents.
Business hours would be 9:00 AM to 5:00 PM for office, visitation, and deliveries. The
implementation of various security measures and emergency procedures has been
proposed.

9. Outdoor lighting; and

The applicant’s “Business Summary” states that five outdoor cameras and floodlights are
present.

10. Ingress and egress to the property.

Ingress and egress into the property would continue to occur from the existing one-lane,
narrow driveway off Shields Road. This could cause some difficulty with multiple vehicles,
especially since the property is on a hill.

X. STAFF CONCLUSIONS

As a result of the foregoing three types of analyses, the Planning & Zoning Staff draws the
following conclusions:

1. Number of Residents – Although the applicant proposes to have six residents in the
proposed personal care home, her state license only allows a capacity of three residents at
270 Shields Road.

2. Type of Use – The proposed personal care home is not the best use of the subject property
in terms of its location in an established residential area.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025
16

3. Potential Adverse Impacts -- The applicant does not appear to have considered the
potential adverse impacts of the proposed personal care home on adjacent properties or the
surrounding neighborhood, in terms of the following:

a. Access—The existing access from Shields Road is a narrow, one-lane driveway which
goes up a hill. This could cause a conflict between two vehicles that are moving at the
same time.

b. Parking – There does not appear to be sufficient parking to accommodate additional
vehicles from employees, deliveries, or family and friends, and the applicant has not
indicated any plans to provide it.

c. Protective Screening – No protective screening is currently present on the property,
and the applicant has not indicated any plans to provide it for the benefit of either the
neighbors or the residents who would live on the property.

XI. STAFF RECOMMENDATIONS
1. In view of the conclusions that were drawn above, the Planning & Zoning Staff
recommends the DENIAL of Special Use Permit Case #SP-2024-03 for 270 Shields
Road.

2. If the City Council wishes to approve SP-2024-03, then the staff recommends that such
approval be made with the following three conditions:

a. That no more than three residents occupy and be served by the personal care home
at one time since the applicant’s Personal Care Home Permit from the Georgia
Department of Community Health limits the capacity of the personal care home at 270
Shields Road to three (3).

b. That the driveway and parking area be modified to accommodate additional vehicles.

c. That appropriate screening / fencing be installed for the safety of the residents and the
protection of the neighbors.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / April 17, 2025

TO: Stockbridge Mayor and City Council
Stockbridge Planning Commission

FROM: Linda M. Logan, Senior Planner, Planning and Zoning Division

CC: Ryan Anderson, Community Development Director

DATE: May 12, 2025 for the City Council Meeting

SUBJECT: Staff Report for Special Use Permit Case #SP-2024-03:
Proposed Personal Care Home at 270 Shields Road

I. PURPOSE

The applicant for Special Use Permit Case #SP-2024-03, Shona John, requests a special use
permit to allow for the establishment and operation of a personal care home with six residents
at 270 Shields Road (Parcel #S10-020410000). Ms. John signed the Property Owner’s
Authorization Form for SP-2024-03 on July 30, 2024. Section 3.2.29 of the Stockbridge Unified
Development Code (UDC) requires a special use permit for personal care homes having three
or more residents. Section 9.2.5 lists the requirements for special use permits, and they will be
discussed in the Analysis section of this staff report.

II. DEFINITION AND DISTINCTIONS

Section 12.2 of the UDC provides the following definition of a personal care home:

“Personal care home" means a personal care home is a single home where personal
care services are provided to no more than six (6) nonfamily adults. Personal care
services include, but is not limited to, individual assistance with or supervision of
self-administered medication and essential activities of daily living such as eating,
bathing, grooming, dressing, and toileting. A care home cannot provide nursing or
other medical services or admit and retain residents who need continuous medical
or nursing care (see O.C.G.A. § 31-7-12 for State requirements for personal care
homes). The term "personal care home" does not include buildings which are
devoted to independent living units which include kitchen facilities in which
residents have the option of preparing and serving some or all of their own meals,
nor does it include halfway houses, residential treatment facilities, nursing homes,
sanitariums, hospital or other institutional facilities, or rooming or boarding facilities
which do not provide personal care.
City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

Personal care homes are distinguished from similar types of facilities in the City of Stockbridge.
Section 9.70.020 of the Stockbridge Municode, which is part of Title 9 for Licensing and
Regulation, provides definitions for day care centers, family day care centers, and group day care
homes, but not specifically for personal care homes. All three terms are used for places which
care for children rather than adults. In addition, day care centers and group day care homes may
only provide care services for less than twenty-four hours per day. And group day care homes
are for places other than a private residence. Thus, personal care homes are different from day
care centers, family day care centers, and group day care homes because they may be used for
adults, and they are not limited to fewer than twenty-four hours per day.

Section 9.70.110 (A) - Prohibitions within Title 9 of Municode states as follows: “A. Family day
care centers, as defined by this chapter, shall be strictly prohibited within the city of
Stockbridge.” However, as was stated in the definitions paragraphs above, personal care
homes are not the same as family dare care centers. Also, Section 3.2.3 for “Adult and child
day care facilities” does not prohibit personal care homes. Instead, Section 3.2.28 (for two or
less persons) and Section 3.2.29 (for three or less persons) of the UDC make provisions for the
establishment of personal care homes.

III. CASE HISTORY

The table below provides the case history for SP-2024-03 for 270 Shields Road, as of April
25, 2025. A discussion of the actions follows the table.

DATE ACTION
April 25, 2024 Shona John purchased the property at 270 Shields Road.
May 20, 2024 Shona John submitted an undated ZVL Application Request via
e-mail, received by P & Z Staff on this date.
May 28, 2024 P & Z Staff completed a ZVL (letter) for Shona John.
June 4, 2024 Applicant applied for a business license as a home occupation to
operate a personal care home.
June 5, 2024 The Business Services Staff voided / denied the applicant’s
business license application.
June 27, 2024 P & Z Staff held a pre-application meeting with Shona John to
discuss the need for a special use permit to establish a personal
care home on the property.
July 30, 2024 Shona John signed the Property Owner’s Authorization Form
with this date in her Special Use Permit Application (SP-2024-
03), although the main application page has no date.
September 4, 2024 Applicant appeared at the CZIM meeting.
September 19, 2024 Applicant appeared at the Planning Commission meeting. P & Z
Staff made a presentation and recommended the denial of SP-
2024-03 due to the applicant’s lack of a State license to operate
a personal care home at 270 Shields Road. PC Board members
deferred SP-2024-03 at applicant’s request to allow her time to
obtain her State license.
City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

October 25, 2024 Applicant obtained her certification as a Georgia Medication
Aide, allowing her to administer medication to others.
October 28, 2024 Applicant submitted an undated letter to City Manager Fred
Gardiner to request an extension of time to January 2025 to
obtain her State license.
October 29, 2024 P & Z Staff received an undated deferral letter from applicant,
who requested time to obtain her State license.
January 28, 2025 Applicant obtained her State license.
March 14, 2025 P & Z Staff received a copy of applicant’s State personal care
home license and her Georgia Medication Aide certificate.
April 7, 2025 Applicant submitted a “Business Summary” to describe the
proposed business operations of her personal care home.
April 9, 2025 Applicant completed first aide and emergency care courses.
April 10, 2025 Applicant submitted photos of the interior of her home, showing
the presence of various safety and security features.
April 17, 2025 Applicant appeared at the Planning Commission meeting. P & Z
Staff made a presentation and recommended denial for SP-
2024-03. PC Board members voted to recommend denial.
April 18 & 21, 2025 Applicant submitted numerous photos of the interior of the home
and the exterior of the property.

The applicant, Shona John, requested the preparation of a Zoning Verification Letter (ZVL)
for the property on May 28, 2024. Her listed address on the application was 313 Plantation
Circle, Fayetteville, GA, 30214. The Henry County property tax record for 270 Shields Road
indicates that the last sale of the property occurred on April 25, 2024. This means that Ms.
John purchased the property before receiving the Zoning Verification Letter from the City of
Stockbridge on May 28, 2024.

The applicant applied for a business license on June 4, 2024. But her application for a
business license was voided and denied on the next day (June 5, 2025) for three reasons: 1)
the address that she listed on the application did not match the property’s address; 2) personal
care homes of three or more residents were not perceived as a home occupation under
business license regulations; and 3) the applicant was not able to produce a license from the
State of Georgia to operate a personal care home, nor a certification to administer medicine.
However, the reasoning for the denial was based on language in Section 3.2.3 which pertains
to family day care homes and group day care homes, which differ from personal care homes,
per the Definitions that were presented and compared above for “personal care homes” in
Section 12.2 of the UDC versus “family day care homes” and “group day care homes” in
Section 9.70.020 within Title 9 of Municode.

At a pre-application meeting that was held on June 27, 2024, the Planning & Zoning Staff
advised the applicant to apply for a special use permit. The applicant then submitted a special
use permit application, with the date of 7/30/24 appearing on one of the application pages that
was signed by Ms. John. The case number of SP-2024-03 was assigned to the application.

The applicant appeared at the CZIM (Community Zoning & Information Meeting) on
City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

September 4, 2024, and again at the Planning Commission meeting on September 19, 2024.
SP-2024-03 was deferred until the November 21, 2024 Planning Commission meeting, but
Ms. John submitted an undated deferral letter, which the Planning & Zoning Office received
on October 29, 2024. In her letter, Ms. John requested the deferral to allow time for her to
obtain a state license to operate a personal care home. On the previous day (October 28,
2024), she had submitted a letter to former City Manager Fred Gardiner to request an
extension of time to January 2025 for her to obtain her State License.

Ms. John appeared at the Planning Commission Meeting on April 17, 2025, where she
distributed hard-copy pictures of her property to the Board members. The Board members
subsequently voted to agree with the Staff’s recommendation of denial for her case, SP-2024-
03. After that, the applicant submitted numerous photographs of her home and property to
demonstrate its suitability and readiness to operate as a personal care home. The
photographs showed the presence of various ADA, safety, and security facilities for residents
inside the home, exterior flood lights, and a chain-link fence around three sides of the property.
Ms. John has stated in several e-mail messages her willingness to comply with all
requirements, and to make driveway and parking improvements.

IV. TABLE OF CASE FACTS

DESCRIPTIVE FACTOR RESEARCH FINDINGS
Proposed Use: Personal care home.

Property Address and Parcel 270 Shields Road. Parcel Number: S10-02041000.
Number:
Parcel Acreage: 1.47 +/- acres.
Land District and Land Lot: District 12, Land Lot 70.
Council District: 4.
Applicant: Shona John.
Owner: Shona John.
Existing Zoning: SR (Suburban Residential). Property is not located in an
overlay district.
Surrounding Zoning: The property is surrounded by SR zoning.

Property Location: East side of Shields Road, south of Davis Road.

Property Conditions: The property is 1.47 acres, and it contains a single-family
detached home with 2,296 heated square feet. A
driveway with broken pavement leads up a hill to a side-
entry, two-car garage with a turnaround area. A chain-
link fence is present along three sides of the property.
The structure meets all setback requirements for the SR
district.
City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

Current Use: Single-family residential dwelling.
Surrounding Land Uses: The property is surrounded by single-family detached
dwellings and some vacant parcels.

Future Land Use Designation: Medium-Density Residential.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

V. ILLUSTRATIONS OF EXISTING CONDITIONS:
A. Aerial Photo
B. Zoning Map
C. Future Land Use Map
D. Boundary Survey and Enlargement

AERIAL PHOTO OF PARCEL #S10-02041000
AT 270 SHIELDS ROAD

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

ZONING MAP FOR 270 SHIELDS ROAD

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025

BOUNDARY SURVEY

ENLARGEMENT

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
10

VI. PROPOSED DEVELOPMENT

The applicant, Shona John, owns the property at 270 Shields Road, and she proposes
establishing a personal care home there, to care for six residents. On March 13 2025, she
obtained a Personal Care Home Permit (#PCH042564) from the Georgia Department of
Community Health. It grants a personal care home permit for 270 Shields Road, to be named
“My Serenity Personal Care Home”, with “a capacity of 3.” The permit was effective on January
28, 2025, and it “remains in effect unless revoked or suspended.” A copy of the permit appears
below. It is important to note that although the applicant proposes to care for six residents, her
state license allows only three residents. Further, O.C.G.A. Rule 111-8-62.06(3) states as
follows: “A licensed personal care home must not serve more residents that its approved
licensed capacity.”

O.C.G.A. Rule 111-8-62.20(3)(6) (Medications) requires that the staff in a personal care home
who provide medication to residents have completed “Basic Medication Training for Staff
Assisting with Self-Administration” and have met the Certified Medication Aide Requirements.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
11

In addition, Ms. John obtained a Certificate of Completion from Alliant Health Solutions as a
“Georgia Medication Aide” on October 25, 2024 (Certificate #CN0028858298). An online
search of the Georgia Medication Aide Registry confirmed that Shona John is actively certified
through the Georgia Nurse Aide Program by the Georgia Department of Community Health.
Her certification began on April 20, 2006, and it expires on April 20, 2026. In addition, the
applicant submitted documents which show that she recently completed first aid and
emergency care training (on April 9, 2025) by Alive and Well Safety Training, Inc.

The applicant’s Boundary Survey, which was prepared by Sawhney & Associates on July 28,
2024, states that the property contains 1.47 acres. It shows the presence of a single-family
dwelling with a driveway leading to a side-entry, two-car garage and a turnaround area.

According to information from the Henry County Tax Assessors’ records, the dwelling was built
in 1969; it has 2,296 heated square feet; and it contains four bedrooms and two bathrooms.
The applicant, though, has stated that two additional rooms in the basement would be used as
bedrooms for two more residents. No changes to the interior of the existing home or the exterior
of the property are currently being proposed. A comparison of the Boundary Survey with the
Tax Assessors’ aerial photo indicates that the existing structure is well within the required
setback requirements for the Suburban Residential zoning district (50 feet in the front, 10 feet
on the side, and 40 feet in the rear).

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
12

APPLICANT’S NURSE AIDE REGISTRY VERIFICATION

The submitted floor plan for the interior of the home shows the presence of a master bedroom
and two other bedrooms on the main floor, plus another bedroom on the lower floor. Except
for the master bedroom, two residents would occupy each bedroom. It is unclear from the floor
plan how many bedrooms are in the house, and how many residents would occupy each
bedroom. O.C.G.A. Rule 111-8-62.12 (Home Design Requirements) states that each resident
must have at least 80 square feet of personal space. The floor plan shows that the master
bedroom is 12’ X 16’ (192 square feet), and the two other bedrooms are 11’ X 12’ (132 square
feet), but no sizes have been given for the remaining bedroom(s).

The applicant has submitted numerous photographs of the interior of the home, as well as the
exterior of the property. They show the presence of ADA facilities, first aid supplies, emergency
equipment, security facilities, and emergency food supplies inside the home. Photos of the
exterior of the property show the presence of exterior lighting, a chain-link fence along the rear
and sides of the property, a narrow driveway with some broken pavement, and a driveway
turnaround area adjacent to the two-car garage.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
13

The applicant submitted a “Business Summary” on April 7, 2025 to describe her proposed
personal care home, admission procedures for residents, and business operations. The table
below summarizes the planned business operations for the personal care home.

Planned Business Operations for Personal Care Home at 270 Shields Road
Operating Hours ~ To operate 24 hours/day, 7 days/week.
~ Staff will work in shifts.
~ Business hours: 9 AM to 5PM (office, visitation, and deliveries)
Staffing ~ Initially, 2 full-time staff members for six (6) residents.
~ Employees would work in shifts to ensure 24-hour care.
Security Measures ~ Facility Security -- Structure has five (5) outdoor cameras,
floodlights, smoke detectors, and an alarm system.
~ Resident Security -- Structure has security-coded entry doors
and a monitored entry system to protect residents.
~ Medication Storage -- Locked boxes would restrict access.
~ Accessibility Features -- Would include grab bars and appropriate
signs throughout the facility.
~ Emergency Systems -- Structure has emergency exits with exit
signs. An emergency response plan would include evacuation
routes, assembly areas, and emergency services procedures.
Emergency ~ Staff would assess the situation, contact 911, and transport
Procedures residents to hospital, if necessary.
~ Fire and Evacuation -- All staff would be trained in fire safety and
evacuation procedures, and regular fire drills would be
conducted.
~ Weather and Natural Disasters – Facility would have an
emergency kit and a disaster preparedness plan to follow in case
of severe weather or natural disasters.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
14

FRONT VIEW OF HOME AND DRIVEWAY AT 270 SHIELDS ROAD

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
15

FENCE ALONG THREE SIDES OF THE PROPERTY

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
16

FLOOR PLAN FOR THE MAIN FLOOR

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
17

FLOOR PLAN FOR THE BASEMENT

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
18

VII. ANALYSIS #1: COMPLIANCE WITH REQUIREMENTS FOR PERSONAL
CARE HOMES

Section 3.2.29 of the Stockbridge Unified Development Code (UD) provides requirements for
personal care homes in which three or more residents are to receive care. The applicant for
such a personal care home must apply for and obtain a special use permit from the City Council,
and must comply with the following requirements:

A. All regulated facilities shall comply with State laws and regulations and acquire
applicable State licenses for operation.
B. The exterior appearance of any residential structure for which a personal care home,
boarding home, or group home is approved, shall be maintained as a residential
structure and no signs shall be erected.
C. Meet all regulations as identified in the adopted building code and adopted fire code.
D. Meet all parking standards as identified.
E. All facilities must apply for and receive a city business license.

In addition, Section 3.2.29 lists the standards in the table below for personal care homes
having three or more people.

Standards for Personal Care Homes, Group Homes and Boarding Homes
Having Three or More Persons

Development Feature Standard
Minimum lot size Residential—1 acre
Commercial—30,000 square feet
Distance from similar facility At least 1,500 feet
Building requirement Must not be within a subdivision

Regarding the requirements above, the applicant has complied with State laws by obtaining a
state license to operate a personal care home at 270 Shields Road, and she has also obtained
certification to administer medicine to the residents of the personal care home. The applicant
has not suggested any plans for changing the exterior appearance of the existing residential
structure. Building and fire code regulations would need to be met during the permitting process.
No specific parking standards could be found in the UDC for personal care homes. The applicant
would need to apply for a business license from the City of Stockbridge after receiving approval
for the proposed special use permit.

VIII. ANALYSIS #2: GRANTING OF SPECIAL USE PERMITS

Section 9.2.5 of the Stockbridge Unified Development Code (UDC) provides requirements for the
granting of special use permits (formerly known as conditional use permits), and Subsection
9.2.5(2) lists five (5) issues to be considered, in priority, in the preparation of a staff report, as
are listed below. Each issue is discussed below.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
19

Analysis of Section 9.2.5 Issues for the Granting of Special Use Permits:

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

The volume of traffic to be generated by the proposed personal care home is anticipated to
be minimal because only three new residents would live on the property, and since they are
likely to be elderly, few of them are likely to drive cars. There would be some increase in
traffic, though, from the employees who work at the personal care home; from deliveries;
and from visiting family members and friends. The applicant has not provided a parking
plan to indicate the way in which the existing driveway (or its expansion) would be utilized
by the residents, employees, delivery personnel, and family and friends.

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

With six bedrooms, the existing dwelling has ample room to accommodate three residents.
Whether there would be sufficient parking, though, is questionable. The applicant has stated
a willingness to make any needed driveway improvements, although she has not stated how
that would be done.

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

A letter from the City of Stockbridge Utility Billing Office, dated July 31, 2025, stated that the
City of Stockbridge Public Works Department provides water and sewer services to the
property.

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.

The Planning & Zoning Office has no knowledge of any such binding agreements being
made by the applicant, and the applicant has not conveyed any specific plans to minimize
any potential adverse impacts on the surrounding neighborhood.

e. The special 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.
The proposed personal care home would provide a home for the care of residents who need
specialized care in a home setting. While the residents might receive excellent care inside
of the home, consideration needs to be made to the exterior impacts of the operations of the
home on adjacent properties in terms of additional traffic generation (from employees,
deliveries, and family members and friends), screening, and exterior lighting. These matters
also need to be considered for the safety of the residents. Additional parking is likely to be
needed.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
20

IX. ANALYSIS #3—USE PERMIT CONSIDERATIONS

Section 9.2.6(A) of the Stockbridge Unified Development Code (UDC) provides requirements
for the granting of use permits, including ten (10) issues to be considered, in priority, in the
preparation of a staff report, as are listed below. For the proposed development, the “use
permit” pertains to a personal care home. Each issue is discussed below and is to be
considered by the City Council.

1. Whether the proposed use is consistent with the comprehensive land use plan
adopted by the city council;

The subject property’s future land use designation is Medium-Density Residential, which
is the same as that of the surrounding properties.

2. Compatibility with land uses and zoning districts in the vicinity of the property for
which the use permit is proposed;

The subject property is zoned ‘SR’ (Suburban Residential), and it is surrounded by other
properties with the same zoning. The existing single-family detached dwelling is
surrounded by other single-family detached dwellings, although they are not part of a
subdivision. The applicant does not plan to change the exterior of the dwelling, so there
would be no visible indication of the presence of a personal care home on the property.

3. Whether the proposed use may violate local, State and/or Federal statutes,
ordinances or regulations governing land development;

Although the applicant wishes to care for six residents within her proposed personal care
home, the state license which she obtained to operate a personal care home at 270
Shields Road only gives her permission to care for three residents. Further, O.C.G.A.
Rule 111-8-62.06(3) prohibits the operator of a personal care home from serving more
residents than the State license allows.

4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along
adjoining streets;

A minimal amount of additional traffic may be expected on the property because of
visiting employees, deliveries being made, and family members and friends coming to
visit.

5. The location and number of off-street parking spaces;

The existing home has a narrow driveway leading up a hill to a two-car garage with a
turnaround area. Some parts of the pavement are broken, according to photographs
which the applicant has submitted. It may be difficult for vehicles to pass and to be able
to park. The applicant has stated a general willingness to make driveway improvements,
although she has not provided any specific plans on how this would be done.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
21

6. The amount and location of open space;

According to the aerial photo of the property, ample open space is present on all four
sides of the existing dwelling.

7. Protective screening;

Photographs from the applicant show the presence of a chain-link fence along the rear
and sides of the property. The fence could protect the residents’ safety by preventing
them from inadvertently walking off the property. Additional screening would be desirable
to shield the view of the property by neighbors so that they would not see any excessive
comings and goings of visitors to the property.

8. Hours and manner of operation;

The proposed personal care home would operate twenty-four hours a day, for seven days
per week. The applicant’s “Business Summary” states that initially, there would be two
employees, who would work in shifts to ensure the continuous care of the residents.
Business hours would be 9:00 AM to 5:00 PM for office, visitation, and deliveries. The
implementation of various security measures and emergency procedures has been
proposed.

9. Outdoor lighting; and

The applicant’s “Business Summary” states that five outdoor cameras and floodlights are
present.

10. Ingress and egress to the property.

Ingress and egress into the property would continue to occur from the existing one-lane,
narrow driveway off Shields Road. This could cause some difficulty with multiple vehicles,
especially since the property is on a hill. In addition, the driveway pavement is in poor
condition, according to photographs from the applicant.

X. STAFF CONCLUSIONS

As a result of the foregoing three types of analyses, the Planning & Zoning Staff draws the
following conclusions:

1. Number of Residents – Although the applicant proposes to have six residents in the
proposed personal care home, her state license only allows a capacity of three residents at
270 Shields Road.

2. Type of Use – The proposed personal care home is not the best use of the subject property
in terms of its location in an established residential area.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
22

3. Potential Adverse Impacts -- The applicant does not appear to have considered the
potential adverse impacts of the proposed personal care home on adjacent properties or the
surrounding neighborhood, in terms of the following:

a. Access—The existing access from Shields Road is a narrow, one-lane driveway which
goes up a hill. This could cause a conflict between two vehicles that are moving at the
same time. In addition, the driveway pavement is in poor condition.

b. Parking – There does not appear to be sufficient parking to accommodate additional
vehicles from employees, deliveries, or family and friends. Although the applicant has
stated a general willingness to make driveway improvements, she does not currently
have any specific plans to do so.

c. Protective Screening – Although a chain-link fence is present along three sides of the
property, which would protect the safety of the residents, it is a see-through fence which
does not provide any visual screening for the neighbors. A more solid, opaque-type of
fence would be desirable.

XI. STAFF RECOMMENDATIONS
1. In view of the conclusions that were drawn above, the Planning & Zoning Staff
recommends the DENIAL of Special Use Permit Case #SP-2024-03 for 270 Shields
Road.

2. If the City Council wishes to approve SP-2024-03, then the staff recommends that such
approval be made with the following three conditions:

a. That no more than three residents occupy and be served by the personal care home
at one time since the applicant’s Personal Care Home Permit from the Georgia
Department of Community Health limits the capacity of the personal care home at 270
Shields Road to three (3).

b. That the driveway be repaved and possibly widened, and that the parking area be
modified to accommodate additional vehicles.

c. That appropriate solid, opaque screening / fencing be installed for the protection of the
neighbors.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / May 12, 2025
POWERPOINT PRESENTATION
FOR SPECIAL USE PERMIT CASE #SP-2024-03
AT 270 SHIELDS ROAD

CITY OF STOCKBRIDGE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION

PLANNING COMMISSION MEETING—APRIL 17, 2025
CITY COUNCIL MEETING—MAY 12, 2025
AERIAL PHOTO OF THE PROPERTY AT 270 SHIELDS ROAD
FACTS ABOUT THE SUBJECT PROPERTY
Property Owner / Applicant: Shona John
Parcel Number: S10-02041000
Property Size: 1.47 +/- acres.
Property Location: East side of Shields Road, south of Davis Road, in Council
District 4.
Property Characteristics: Single-family detached dwelling located on a hill, with a
driveway leading to a side-entry, two-car garage and a turnaround area.
Current Use: Single-family dwelling with 2,296 square feet, including four bedrooms
and two baths. The applicant has stated that there are two additional bedrooms in
the basement.
Surrounding Uses: The property is surrounded by single-family detached dwellings
and some vacant parcels.
Current Zoning: SR (Suburban Residential). This is an appropriate zoning district for
a personal care home.
Surrounding Zoning: SR (Suburban Residential).
Future Land Use Designation: Medium-Density Residential. This is an appropriate
future land use designation for a personal care home.
PURPOSE OF THE SPECIAL USE PERMIT REQUEST (Slide #1)

Applicant’s Request: Special use permit to operate a personal care home with six (6) residents.

UDC Requirement: Section 3.2.29 of the Stockbridge Unified Development Code (UDC) requires a
special use permit for personal care homes having three (3) or more residents.

UDC Definition of a Personal Care Home (Section 12.2):
“Personal care home" means a personal care home is a single home where personal care
services are provided to no more than six (6) nonfamily adults. Personal care services
include, but is not limited to, individual assistance with or supervision of self-administered
medication and essential activities of daily living such as eating, bathing, grooming,
dressing, and toileting. A care home cannot provide nursing or other medical services or
admit and retain residents who need continuous medical or nursing care (see O.C.G.A. § 31-
7-12 for State requirements for personal care homes). The term "personal care home" does
not include buildings which are devoted to independent living units which include kitchen
facilities in which residents have the option of preparing and serving some or all of their own
meals, nor does it include halfway houses, residential treatment facilities, nursing homes,
sanitariums, hospital or other institutional facilities, or rooming or boarding facilities which
do not provide personal care.
PURPOSE OF THE SPECIAL USE PERMIT REQUEST (Slide #2)

Distinction Between Personal Care Homes and Similar Types of Facilities:

Personal care homes are distinguished from similar types of facilities to the City of Stockbridge.
Section 9.70.020 of the Stockbridge Municode, which is part of Title 9 for Licensing and
Regulation, provides definitions for day care centers, family day care centers, and group day
care homes, but not specifically for personal care homes. All three terms are used for places
which care for children rather than adults. In addition, day care centers and group day care
homes may only provide care services for less than twenty-four hours per day. And group day
care homes are for places other than a private residence. Thus, personal care homes are
different from day care centers, family day care centers, and group day care homes because
they may be used for adults, and they are not limited to fewer than twenty-four hours per day.

Section 9.70.110 (Prohibitions) states that family day care centers are strictly prohibited within
the City of Stockbridge, but again, personal care homes are different from them. In the UDC,
Section 3.2.23 states that family day care centers and group day care homes are not allowed in
residential districts, nor on properties that are being used for residential purposes.
CASE HISTORY
1. Property Purchase: By applicant on April 25, 2024.
2. Zoning Verification Letter: Requested by applicant on May 28, 2024.
3. Business License: Applied for by applicant but was denied due to 1) the applicant’s
address was different from the property address; 2) personal care homes of three (3) or
more residents were not perceived as a home occupation under business license regulations;
and 3) the applicant did not have a personal care home license from the State of Georgia, nor a
certification to administer medicine.
4. CZIM Meeting: Applicant appeared at the CZIM meeting on September 4, 2024.
5. Planning Commission Meeting: Applicant appeared at the PC meeting on September 19, 2024,
where SP-2024-03 was deferred until the November 21, 2024 PC meeting.
6. Deferral Letter: Received from applicant on October 29, 2024. Applicant requested a deferral
until she could obtain a State license to operate a personal care home.
7. State License for Personal Care Home: Obtained by applicant on January 28, 2025.
8. Medication Certification: Obtained by applicant on October 25, 2024.
9. State Nurse Aid Program Certification: Began on April 20, 2006 and continues to April 20, 2026.
ZONING MAP OF THE PROPERTY
Base Zoning—SR (Suburban Residential)
FUTURE LAND USE MAP
SURVEY OF THE PROPERTY
PROPOSED DEVELOPMENT (Slide #1)
Type of Development: Personal Care Home with six (6) residents in the existing single-family
dwelling. No changes to the interior of the existing home or the exterior of the property are
currently being proposed.

State Personal Care Home Permit: Obtained by applicant on March 13, 2025 (#PCH042564) from the
Georgia Department of Community Health. It grants a personal care home permit for 270 Shields
Road, to be named “My Serenity Personal Care Home”, with “a capacity of 3.” The permit was
effective on January 28, 2025, and it “remains in effect unless revoked or suspended.” It is
important to note that although the applicant proposes to care for six residents, her state license
allows only three residents. Further, O.C.G.A. Rule 111-8-62.06(3) states as follows: “A licensed
personal care home must not serve more residents that its approved licensed capacity.”

Medication Certification: O.C.G.A. Rule 111-8-62.20(3)(6) (Medications) requires that the staff in a
personal care home who provide medication to residents have completed “Basic Medication
Training for Staff Assisting with Self-Administration” and have met the Certified Medication Aide
Requirements. In addition, Ms. John obtained a Certificate of Completion from Alliant Health
Solutions as a “Georgia Medication Aide” on October 25, 2024 (Certificate #CN0028858298). An
online search of the Georgia Medication Aide Registry confirmed that Shona John is actively
certified through the Georgia Nurse Aide Program by the Georgia Department of Community Health.
Her certification began on April 20, 2006, and it expires on April 20, 2026.
APPLICANT’S STATE PERSONAL CARE HOME PERMIT LICENSE
APPLICANT’S MEDICATION AIDE CERTIFICATE
APPLICANT’S NURSE AIDE REGISTRY VERIFICATION
PROPOSED DEVELOPMENT (Slide #2)
Interior of the Home: The submitted floor plan for the interior of the home shows the presence of
a master bedroom and two other bedrooms on the main floor, plus another bedroom on the lower
floor. Except for the master bedroom, two residents would occupy each bedroom. It is unclear
from the floor plan how many bedrooms are in the house, and how many residents would occupy
each bedroom. O.C.G.A. Rule 111-8-62.12 (Home Design Requirements) states that each resident
must have at least 80 square feet of personal space. The floor plan shows that the master bedroom
is 12’ X 16’ (192 square feet), and the two other bedrooms are 11’ X 12’ (132 square feet), but no
sizes have been given for the remaining bedroom(s).
Proposed Operations: The applicant submitted a “Business Summary” on April 8, 2025 to describe
her proposed personal care home, admission procedures for residents, and business operations.
The table below summarizes the planned business operations for the personal care home.
PROPOSED DEVELOPMENT (Slide #3)
Planned Business Operations for Personal Care Home at 270 Shields Road
Operating Hours ~ To operate 24 hours/day, 7 days/week.
~ Staff will work in shifts.
~ Business hours: 9 AM to 5PM (office, visitation, and deliveries)
Staffing ~ Initially, 2 full-time staff members for six (6) residents.
~ Employees would work in shifts to ensure 24-hour care.
Security Measures ~ Facility Security -- Structure has five (5) outdoor cameras,
floodlights, smoke detectors, and an alarm system.
~ Resident Security -- Structure has security-coded entry doors
and a monitored entry system to protect residents.
~ Medication Storage -- Locked boxes would restrict access.
~ Accessibility Features -- Would include grab bars and appropriate
signs throughout the facility.
~ Emergency Systems -- Structure has emergency exits with exit
signs. An emergency response plan would include evacuation
routes, assembly areas, and emergency services procedures.

Emergency Procedures ~ Staff would assess the situation, contact 911, and transport
residents to hospital, if necessary.
~ Fire and Evacuation -- All staff would be trained in fire safety and
evacuation procedures, and regular fire drills would be
conducted.
~ Weather and Natural Disasters – Facility would have an
emergency kit and a disaster preparedness plan to follow in case
of severe weather or natural disasters.
FLOOR PLAN
ANALYSIS #1, SLIDE #1:
COMPLIANCE WITH REQUIREMENTS FOR PERSONAL CARE HOMES

UDC Requirements for Personal Care Homes with Three or More Residents (Section 3.2.29):
The applicant must obtain a special use permit and must comply with these regulations:
A. All regulated facilities shall comply with State laws and regulations and acquire
applicable State licenses for operation.
B. The exterior appearance of any residential structure for which a personal care home,
boarding home, or group home is approved, shall be maintained as a residential
structure and no signs shall be erected.
C. Meet all regulations as identified in the adopted building code and adopted fire code.
D. Meet all parking standards as identified.
E. All facilities must apply for and receive a city business license.
ANALYSIS #1, SLIDE #2:
COMPLIANCE WITH REQUIREMENTS FOR PERSONAL CARE HOMES
Standards for Personal Care Homes, Group Homes and Boarding Homes
Having Three or More Persons

DEVELOPMENT FEATURE STANDARD
Minimum Lot Size Residential—1 acre
Distance from similar facility At least 1,500 feet
Building requirement Must not be within a subdivision

~ Applicant has complied with State laws by obtaining a state license to operate a personal
care home, and obtaining certification to administer medicine to the residents.
~ Applicant has not suggested any plans to change the exterior of the home.
~ Building and fire code regulations would need to be met during the permitting process.
~ No specific parking standards could be found in the UDC for personal care homes.
~ The applicant would need to apply for a business license.
ANALYSIS #2, SLIDE #1:
REQUIREMENTS FOR GRANTING SPECIAL USE PERMITS
UDC Section 9.2.5 List Five Issues for the Granting of Special Use Permits:

a. The proposed use shall not cause traffic congestion or conditions that will adversely affect
nearby properties.
~ Minimal traffic anticipated since only three new residents would live on the property, and
since they are likely to be elderly, few of them are likely to drive cars.
~ Some increase in traffic expected from employees, deliveries, and visiting family / friends.
~ Applicant has not provided a parking plan to indicate how the driveway and parking pad
would be used by visitors.
b. The physical conditions of the site, including topography, drainage and size and shape, are
suitable for the proposed development.
~ With six bedrooms, the existing dwelling has ample room to accommodate three residents.
~ Whether there would be sufficient parking, though, is questionable. Applicant has not offered
to enlarge the parking area.
ANALYSIS #2, SLIDE #2:
REQUIREMENTS FOR GRANTING SPECIAL USE PERMITS
a. The proposed use shall not cause traffic congestion or conditions that will adversely affect
nearby properties.
~ Minimal traffic anticipated since only three new residents would live on the property, and
since they are likely to be elderly, few of them are likely to drive cars.
~ Some increase in traffic expected from employees, deliveries, and visiting family / friends.
~ Applicant has not provided a parking plan to indicate how the driveway and parking pad
would be used by visitors.
b. The physical conditions of the site, including topography, drainage and size and shape, are
suitable for the proposed development.
~ With six bedrooms, the existing dwelling has ample room to accommodate three residents.
~ Whether there would be sufficient parking, though, is questionable. Applicant has not offered
to enlarge the parking area.
c. Adequate public facilities are available to serve the proposed use.
A letter from the City of Stockbridge Utility Billing Office, dated July 31, 2025, stated that the
City’s Public Works Department provides water and sewer services to the property.
ANALYSIS #2, SLIDE #3:
REQUIREMENTS FOR GRANTING SPECIAL USE PERMITS
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.

The Planning & Zoning Office has no knowledge of any such binding agreements being made
by the applicant, and the applicant has not conveyed any specific plans to minimize any
potential adverse impacts on the surrounding neighborhood.

e. The special 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.

~ The proposed personal care home would provide a home for the care of residents who need
specialized care in a home setting.
~ Consideration needs to be made to the exterior impacts of the operations of the home on
adjacent properties in terms of additional traffic generation, (from employees, deliveries, and
family members and friends) and screening.
~ These matters also need to be considered for the safety of the residents.
~ Additional parking and fencing are likely to be needed.
ANALYSIS #3, SLIDE #1: USE PERMIT CONSIDERATIONS
Section 9.2.6(A) of the UDC requires the consideration of ten (10) issues for the granting
of a “use” permit in general, and a special use permit in particular.
1. Whether the proposed use is consistent with the comprehensive land use plan
adopted by the city council;
~ The subject property’s future land use designation is Medium-Density Residential,
which is the same as that of the surrounding properties.
2. Compatibility with land uses and zoning districts in the vicinity of the property for
which the use permit is proposed;
~ The subject property is zoned ‘SR’ (Suburban Residential), and it is surrounded by
other properties with the same zoning.
~ The existing single-family detached dwelling is surrounded by other single-family
detached dwellings.
~ The applicant does not plan to change the exterior of the dwelling, so there would
be no visible indication of the presence of a personal care home.
ANALYSIS #3, SLIDE #2: USE PERMIT CONSIDERATIONS
3. Whether the proposed use may violate local, State and/or Federal statutes, ordinances or
regulations governing land development;
~ Although the applicant wishes to care for six (6) residents, her state license only gives
her the permission to care for three (3) residents. Further, O.C.G.A. Rule 111-8-62.06(3)
prohibits the operator of a personal care home from serving more residents than the
State license allows.
4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining
streets;
~ A minimal amount of additional traffic may be expected from employees, deliveries
being made, and family members and friends coming to visit.
5. The location and number of off-street parking spaces;
~ The existing driveway is narrow and goes up a hill to a two-car garage with a turnaround
area.
~ It may be difficult for vehicles to pass and to be able to park.
~ The applicant has not proposed enlarging the driveway or parking area.
ANALYSIS #3, SLIDE #3: USE PERMIT CONSIDERATIONS
6. The amount and location of open space;
~ The aerial photo shows ample open space is present on all four sides of the existing
dwelling.
7. Protective screening;
~ No protective screening (such as a fence) is present on the property.
~ The applicant has not indicated any plans to provide one.
~ Protective screening could benefit the neighbors by shielding them from any excessive
comings and goings of visitors, and it could protect the residents’ safety by preventing
them from inadvertently walking off the property.
8. Hours and manner of operation;
~ The applicant has submitted a “Business Summary” of proposed operations.
~ The personal care home would operate 24 hours a day and 7 days per week.
~ Initially, there would be two employees, who would work in shifts.
~ Business hours would be 9:00 AM to 5:00 PM for office, visitation, and deliveries.
~ Various security measures and emergency procedures have been proposed.
ANALYSIS #3, SLIDE #4: USE PERMIT CONSIDERATIONS

9. Outdoor lighting; and
~ The applicant’s “Business Summary” states that five outdoor cameras and floodlights
are present.

10. Ingress and egress to the property.
~ Ingress and egress into the property would continue to occur from the existing one-lane,
narrow driveway off Shields Road.
~ This could cause some difficulty with multiple vehicles, especially since the property is
on a hill.
STAFF CONCLUSIONS
As a result of the foregoing three types of analyses, the Planning & Zoning Staff draws the following
conclusions:
1. Number of Residents – Although the applicant proposes to have six residents in the proposed
personal care home, her state license only allows a capacity of three (3) residents.
2. Type of Use – The proposed personal care home is not the best use of the subject property in terms
of its location in an established residential area.
3. Potential Adverse Impacts -- The applicant does not appear to have considered the potential adverse
impacts of the proposed personal care home on adjacent properties or the surrounding neighbor-
hood, in terms of the following:
a. Access—The existing access from Shields Road is a narrow, one-lane driveway which goes up a
hill. This could cause a conflict between two vehicles that are moving at the same time.
b. Parking – There does not appear to be sufficient parking to accommodate additional vehicles from
employees, deliveries, or family and friends, and the applicant has not indicated any plans to
provide it.
c. Protective Screening – No protective screening is currently present on the property, and the
applicant has not indicated any plans to provide it for the benefit of either the neighbors or the
residents who would live on the property.
STAFF RECOMMENDATIONS
1. In view of the conclusions that were drawn above, the Planning & Zoning Staff recommends the
DENIAL of Special Use Permit Case #SP-2024-03 for 270 Shields Road.

2. If the City Council wishes to approve SP-2024-03, then the staff recommends that such approval be
made with the following three conditions:

a. That no more than three (3) residents occupy and be served by the personal care home at one
time since the applicant’s Personal Care Home Permit from the Georgia Department of
Community Health limits the capacity of the personal care home at 270 Shields Road to three (3).

b. That the driveway and parking area be modified to accommodate additional vehicles.

c. That appropriate screening / fencing be installed for the safety of the residents and the protection
of the neighbors.
POWERPOINT PRESENTATION
FOR SPECIAL USE PERMIT CASE #SP-2024-03
AT 270 SHIELDS ROAD

CITY OF STOCKBRIDGE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION

CITY COUNCIL MEETING—MAY 12, 2025
(Planning Commission Meeting was held on April 17, 2025)
AERIAL PHOTO OF THE PROPERTY AT 270 SHIELDS ROAD
FACTS ABOUT THE SUBJECT PROPERTY
Property Owner / Applicant: Shona John.
Parcel Number: S10-02041000.
Property Size: 1.47 +/- acres.
Property Location: East side of Shields Road, south of Davis Road, in Council
District 4.
Property Characteristics: Single-family detached dwelling located on a hill. A
driveway with broken pavement leads to a side-entry, two-car garage and a
turnaround area. A chain-link fence is present along three sides of the property.
Current Use: Single-family dwelling with 2,296 square feet, including four bedrooms
and two baths. The applicant has stated that there are two additional bedrooms in
the basement.
Surrounding Uses: The property is surrounded by single-family detached dwellings
and some vacant parcels. It is not in a subdivision.
Current Zoning: SR (Suburban Residential). This is an appropriate zoning district for
a personal care home.
Surrounding Zoning: SR (Suburban Residential).
Future Land Use Designation: Medium-Density Residential. This is an appropriate
future land use designation for a personal care home.
PURPOSE OF THE SPECIAL USE PERMIT REQUEST (Slide #1)

Applicant’s Request: Special use permit to operate a personal care home with six (6) residents.

UDC Requirement: Section 3.2.29 of the Stockbridge Unified Development Code (UDC) requires a
special use permit for personal care homes having three (3) or more residents.

UDC Definition of a Personal Care Home (Section 12.2):
“Personal care home" means a personal care home is a single home where personal care
services are provided to no more than six (6) nonfamily adults. Personal care services
include, but is not limited to, individual assistance with or supervision of self-administered
medication and essential activities of daily living such as eating, bathing, grooming,
dressing, and toileting. A care home cannot provide nursing or other medical services or
admit and retain residents who need continuous medical or nursing care (see O.C.G.A. § 31-
7-12 for State requirements for personal care homes). The term "personal care home" does
not include buildings which are devoted to independent living units which include kitchen
facilities in which residents have the option of preparing and serving some or all of their own
meals, nor does it include halfway houses, residential treatment facilities, nursing homes,
sanitariums, hospital or other institutional facilities, or rooming or boarding facilities which
do not provide personal care.
PURPOSE OF THE SPECIAL USE PERMIT REQUEST (Slide #2)

Distinction Between Personal Care Homes and Similar Types of Facilities:

Personal care homes are distinguished from similar types of facilities to the City of Stockbridge.
Section 9.70.020 of the Stockbridge Municode, which is part of Title 9 for Licensing and
Regulation, provides definitions for day care centers, family day care centers, and group day
care homes, but not specifically for personal care homes. All three terms are used for places
which care for children rather than adults. In addition, day care centers and group day care
homes may only provide care services for less than twenty-four hours per day. And group day
care homes are for places other than a private residence. Thus, personal care homes are
different from day care centers, family day care centers, and group day care homes because
they may be used for adults, and they are not limited to fewer than twenty-four hours per day.

Section 9.70.110 (Prohibitions) states that family day care centers are strictly prohibited within
the City of Stockbridge, but again, personal care homes are different from them. In the UDC,
Section 3.2.23 states that family day care centers and group day care homes are not allowed in
residential districts, nor on properties that are being used for residential purposes.
CASE HISTORY BY EVENTS—SLIDE #1
1. Property Purchase: By applicant on April 25, 2024.
2. Zoning Verification Letter Request: Applicant applied for a ZVL on May 20, 2024.
3. Zoning Verification Letter Completion: P & Z Staff completed the ZVL on May 28, 2024.
4. Business License Application: Applicant applied for a business license on June 4, 2024.
5. Business License Voided/Denied: Applicant’s business license was voided/denied on
June 5, 2024 due to 1) the applicant’s address was different from the property address;
2) personal care homes of three (3) or more residents were not perceived as a home oc-
cupation under business license regulations; and 3) the applicant did not have a personal
care home license from the State of Georgia, nor a certification to administer medicine.
6. Pre-Application Meeting: Held by P & Z Staff on June 27, 2024 to discuss the need for a
special use permit.
7. Special Use Permit Application: Applicant signed Property Owner’s Authorization Form
on July 30, 2024.
8. CZIM Meeting: Applicant appeared at the CZIM meeting on September 4, 2024.
9. Planning Commission Meeting: Applicant appeared at the PC meeting on September
19, 2024, where SP-2024-03 was deferred until the November 21, 2024 PC meeting.
CASE HISTORY BY EVENTS—SLIDE #2
10. Applicant’s Medication Certification: Applicant received her certification on October
25, 2024 to allow her to administer medicine to others.
11. Applicant’s Letter to City Manager: Applicant sent a letter to Fred Gardiner on October
28, 2024 to request an extension of time to allow her to obtain her State personal care
home license.
12. Deferral Letter: Applicant submitted an undated Deferral Letter, which was received by
Staff on October 29, 2024, to allow her to obtain her State license to operate a
personal care home.
13. State License for Personal Care Home: Obtained by applicant on March 13, 2025,
although it became effective on January 28, 2025.
14. Staff Receipt of Applicant’s State License: Received on March 14, 2025, along with the
applicant’s Medication Aide Certification.
15. Business Summary: Submitted by applicant on April 7, 2025 to describe the proposed
operations of the personal care home.
CASE HISTORY BY EVENTS—SLIDE #3
16. Applicant’s First Aid and Emergency Care Courses: Completed on April 9, 2025.
17. Staff Receipt of Applicant’s Photos of Safety and Security Features: Occurred on April
10, 2025.
18. Planning Commission Meeting: Applicant appeared at the PC Meeting on April 17,
2025. P & Z Staff made a presentation and recommended denial for SP-2024-03, and
PC Board members voted to recommend denial.
19. Staff Receipt of Applicant’s Photos of Interior of Home and Exterior of Property:
Staff received 43 photos.
CASE HISTORY BY DATES—SLIDE #1
DATE ACTION
April 25, 2024 Shona John purchased the property at 270 Shields Road.
May 20, 2024 Shona John submitted an undated ZVL Application Request
via e-mail, received by P & Z Staff on this date.
May 28, 2024 P & Z Staff completed a ZVL (letter) for Shona John.
June 4, 2024 Applicant applied for a business license as a home
occupation to operate a personal care home.
June 5, 2024 The Business Services Staff voided / denied the applicant’s
business license application.
June 27, 2024 P & Z Staff held a pre-application meeting with Shona John to
discuss the need for a special use permit to establish a
personal care home on the property.
July 30, 2024 Shona John signed the Property Owner’s Authorization Form
with this date in her Special Use Permit Application (SP-2024-
03), although the main application page has no date.
September 4, 2024 Applicant appeared at the CZIM meeting.
CASE HISTORY BY DATES—SLIDE #2
September 19, 2024 Applicant appeared at the Planning Commission meeting.
P & Z Staff make a presentation and recommended the denial
of SP-2024-03 due to the applicant’s lack of a State license to
operate a personal care home at 270 Shields Road. PC
Board members deferred SP-2024-03 at applicant’s request to
allow her time to obtain her State license.
October 25, 2024 Applicant obtained her certification as a Georgia Medication
Aide, allowing her to administer medication to others.

October 28, 2024 Applicant submitted an undated letter to City Manager Fred
Gardiner to request an extension of time to January 2025 to
obtain her State license, and to make home improvements.
October 29, 2024 P & Z Staff received an undated deferral letter from applicant,
who requested time to obtain her State license.
January 28, 2025 Applicant’s State personal care home license became
effective.
March 13, 2025 Applicant obtained her State personal care home license.
CASE HISTORY BY DATES—SLIDE #3
March 14, 2025 P & Z Staff received a copy of applicant’s State personal care
home license, which became effective on January 28, 2025; and
her Georgia Medication Aide certificate.
April 7, 2025 Applicant submitted a “Business Summary” to describe the
proposed business operations of her personal care home.
April 9, 2025 Applicant completed first aide and emergency care courses.

April 10, 2025 Applicant submitted photos of the interior of her home, showing
the presence of various safety and security features.

April 17, 2025 Applicant appeared at the Planning Commission meeting. P & Z
Staff make a presentation and recommended denial for SP-2024-
03. PC Board members voted to recommend denial.

April 18 & 21, 2025 Applicant submitted numerous photos of the interior of the
home and the exterior of the property.
CASE HISTORY DISCUSSION—SLIDE #1
Zoning Verification Letter--The applicant, Shona John, requested the preparation of a
Zoning Verification Letter (ZVL) for the property on May 28, 2024. Her listed address
on the application was 313 Plantation Circle, Fayetteville, GA, 30214. The Henry
County property tax record for 270 Shields Road indicates that the last sale of the
property occurred on April 25, 2024. This means that Ms. John purchased the property
before receiving the Zoning Verification Letter from the City of Stockbridge on May 28,
2024.
Business License--The applicant applied for a business license on June 4, 2024. But
her application for a business license was voided and denied on the next day (June 5,
2025) for three reasons: 1) the address that she listed on the application did not
match the property’s address; 2) personal care homes of three or more residents were
not perceived as a home occupation under business license regulations; and 3) the
applicant was not able to produce a license from the State of Georgia to operate a
personal care home, nor a certification to administer medicine.
However, the reasoning for the denial was based on language in Section 3.2.3 which
pertains to family day care homes and group day care homes, which differ from
personal care homes, per the Definitions that were presented and compared above for
“personal care homes” in Section 12.2 of the UDC versus “family day care homes”
and “group day care homes” in Section 9.70.020 within Title 9 of Municode.
CASE HISTORY DISCUSSION—SLIDE #2
Pre-Application Meeting--At a pre-application meeting that was held on June 27, 2024,
the Planning & Zoning Staff advised the applicant to apply for a special use permit.
Special Use Permit Application--The applicant then submitted a special use permit
application, with the date of 7/30/24 appearing on one of the application pages that
was signed by Ms. John. The case number of SP-2024-03 was assigned to the
application.
CZIM and Planning Commission Meetings in 2024--The applicant appeared at the CZIM
(Community Zoning & Information Meeting) on September 4, 2024, and again at the
Planning Commission meeting on September 19, 2024. SP-2024-03 was deferred until
the November 21, 2024 Planning Commission meeting, but Ms. John submitted an
undated deferral letter, which the Planning & Zoning Office received on October 29,
2024. In her letter, Ms. John requested the deferral to allow time for her to obtain a
state license to operate a personal care home. On the previous day (October 28, 2024),
she had submitted a letter to former City Manager Fred Gardiner to request an
extension of time to January 2025 for her to obtain her State License.
CASE HISTORY DISCUSSION—SLIDE #3
Planning Commission Meeting on April 17, 2025--Ms. John appeared at the PC Meeting
on April 17, 2025, where she distributed hard-copy pictures of her property to the
Board members. The Board members subsequently voted to agree with the Staff’s
recommendation of denial for her case, SP-2024-03.
Applicant’s Photographs--After that, the applicant submitted numerous photographs of
her home and property to demonstrate its suitability and readiness to operate as a
personal care home. The photographs showed the presence of various ADA, safety,
and security facilities for residents inside the home, exterior flood lights, and a chain-
link fence around three sides of the property.
Applicant’s Intent--Ms. John has stated in several e-mail messages her willingness to
comply with all requirements, and to make driveway and parking improvements.
ZONING MAP OF THE PROPERTY
Base Zoning—SR (Suburban Residential)
FUTURE LAND USE MAP
SURVEY OF THE PROPERTY
PROPOSED DEVELOPMENT—SLIDE #1
Type of Development: Personal Care Home with six (6) residents in the existing single-
family dwelling. No changes to the interior of the existing home or the exterior of the
property are currently being proposed.
State Personal Care Home Permit: Obtained by applicant on March 13, 2025
(#PCH042564) from the Georgia Department of Community Health. It grants a personal
care home permit for 270 Shields Road, to be named “My Serenity Personal Care Home”,
with “a capacity of 3.” The permit was effective on January 28, 2025, and it “remains in
effect unless revoked or suspended.” It is important to note that although the applicant
proposes to care for six residents, her state license allows only three residents. Further,
O.C.G.A. Rule 111-8-62.06(3) states as follows: “A licensed personal care home must not
serve more residents that its approved licensed capacity.”
Medication Certification: O.C.G.A. Rule 111-8-62.20(3)(6) (Medications) requires that the
staff in a personal care home who provide medication to residents have completed
“Basic Medication Training for Staff Assisting with Self-Administration” and have met the
Certified Medication Aide Requirements. In addition, Ms. John obtained a Certificate of
Completion from Alliant Health Solutions as a “Georgia Medication Aide” on October 25,
2024 (Certificate #CN0028858298). An online search of the Georgia Medication Aide
Registry confirmed that Shona John is actively certified through the Georgia Nurse Aide
Program by the Georgia Department of Community Health. Her certification began on
April 20, 2006, and it expires on April 20, 2026.
APPLICANT’S STATE PERSONAL CARE HOME PERMIT LICENSE
APPLICANT’S MEDICATION AIDE CERTIFICATE
APPLICANT’S NURSE AIDE REGISTRY VERIFICATION
PROPOSED DEVELOPMENT—SLIDE #2
Interior of the Home: The submitted floor plan for the interior of the home shows the
presence of a master bedroom and two other bedrooms on the main floor, plus another
bedroom on the lower floor. Except for the master bedroom, two residents would occupy
each bedroom. It is unclear from the floor plan how many bedrooms are in the house,
and how many residents would occupy each bedroom. O.C.G.A. Rule 111-8-62.12 (Home
Design Requirements) states that each resident must have at least 80 square feet of
personal space. The floor plan shows that the master bedroom is 12’ X 16’ (192 square
feet), and the two other bedrooms are 11’ X 12’ (132 square feet), but no sizes have been
given for the remaining bedroom(s).
Photos of Interior—Show the presence of ADA facilities, first aid aupplies, emergency
equipment, security facilities, and emergency food supplies inside the home.
Photos of Exterior of Property—Show the presence of exterior lighting, a chain-link fence
along the rear and sides of the property, a narrow driveway with some broken pavement,
And a driveway turnaround area adjacent to the two-car garage.
Proposed Operations: The applicant submitted a “Business Summary” on April 8, 2025 to
describe her proposed personal care home, admission procedures for residents, and
business operations. The table below summarizes the planned business operations for
the personal care home.
PROPOSED DEVELOPMENT—SLIDE #3
Planned Business Operations for Personal Care Home at 270 Shields Road
Operating Hours ~ To operate 24 hours/day, 7 days/week.
~ Staff will work in shifts.
~ Business hours: 9 AM to 5PM (office, visitation, and
deliveries)
Staffing ~ Initially, 2 full-time staff members for six (6) residents.
~ Employees would work in shifts to ensure 24-hour care.
Security Measures ~ Facility Security -- Structure has five (5) outdoor cameras,
floodlights, smoke detectors, and an alarm system.
~ Resident Security -- Structure has security-coded entry
doors and a monitored entry system to protect residents.
~ Medication Storage -- Locked boxes would restrict access.
~ Accessibility Features -- Would include grab bars and
appropriate signs throughout the facility.
~ Emergency Systems -- Structure has emergency exits with
exit signs. An emergency response plan would include
evacuation routes, assembly areas, and emergency
services procedures.
PROPOSED DEVELOPMENT—SLIDE #4

Planned Business Operations for Personal Care Home at 270 Shields Road
Emergency ~ Staff would assess the situation, contact 911, and transport
Procedures residents to hospital, if necessary.
~ Fire and Evacuation -- All staff would be trained in fire
safety and evacuation procedures, and regular fire drills
would be conducted.
~ Weather and Natural Disasters – Facility would have an
emergency kit and a disaster preparedness plan to follow
in case of severe weather or natural disasters.
FRONT VIEW OF THE HOME
FENCE ALONG THREE SIDES OF PROPERTY
FLOOR PLAN FOR THE MAIN FLOOR
FLOOR PLAN OF THE BASEMENT
ANALYSIS #1--SLIDE #1:
COMPLIANCE WITH REQUIREMENTS FOR PERSONAL CARE HOMES

UDC Requirements for Personal Care Homes with Three or More Residents (Section 3.2.29):
The applicant must obtain a special use permit and must comply with these regulations:
A. All regulated facilities shall comply with State laws and regulations and acquire
applicable State licenses for operation.
B. The exterior appearance of any residential structure for which a personal care home,
boarding home, or group home is approved, shall be maintained as a residential
structure and no signs shall be erected.
C. Meet all regulations as identified in the adopted building code and adopted fire code.
D. Meet all parking standards as identified.
E. All facilities must apply for and receive a city business license.
ANALYSIS #1--SLIDE #2:
COMPLIANCE WITH REQUIREMENTS FOR PERSONAL CARE HOMES
Standards for Personal Care Homes, Group Homes and Boarding Homes
Having Three or More Persons
DEVELOPMENT FEATURE STANDARD

Minimum Lot Size Residential—1 acre
Distance from similar facility At least 1,500 feet
Building requirement Must not be within a subdivision

~ Applicant has complied with State laws by obtaining a state license to operate
a personal care home, and obtaining certification to administer medicine to the
residents.
~ Applicant has not suggested any plans to change the exterior of the home.
~ Building and fire code regulations would need to be met during the permitting
process.
~ No specific parking standards could be found in the UDC for personal care homes.
~ The applicant would need to apply for a business license.
ANALYSIS #2--SLIDE #1:
REQUIREMENTS FOR GRANTING SPECIAL USE PERMITS
UDC Section 9.2.5 List Five Issues for the Granting of Special Use Permits:

a. The proposed use shall not cause traffic congestion or conditions that will adversely affect
nearby properties.
~ Minimal traffic anticipated since only three new residents would live on the property, and
since they are likely to be elderly, few of them are likely to drive cars.
~ Some increase in traffic expected from employees, deliveries, and visiting family / friends.
~ Applicant has not provided a parking plan to indicate how the driveway and parking pad
would be used by visitors.
b. The physical conditions of the site, including topography, drainage and size and shape, are
suitable for the proposed development.
~ With six bedrooms, the existing dwelling has ample room to accommodate three residents.
~ Whether there would be sufficient parking, though, is questionable. Applicant has not offered
to enlarge the parking area.
ANALYSIS #--SLIDE #2:
REQUIREMENTS FOR GRANTING SPECIAL USE PERMITS
a. The proposed use shall not cause traffic congestion or conditions that will adversely affect
nearby properties.
~ Minimal traffic anticipated since only three new residents would live on the property, and
since they are likely to be elderly, few of them are likely to drive cars.
~ Some increase in traffic expected from employees, deliveries, and visiting family / friends.
~ Applicant has not provided a parking plan to indicate how the driveway and parking pad
would be used by visitors.
b. The physical conditions of the site, including topography, drainage and size and shape, are
suitable for the proposed development.
~ With six bedrooms, the existing dwelling has ample room to accommodate three residents.
~ Whether there would be sufficient parking, though, is questionable. The applicant has stated
a willingness to make any needed driveway improvements, although she has not stated how
that would be done.
c. Adequate public facilities are available to serve the proposed use.
A letter from the City of Stockbridge Utility Billing Office, dated July 31, 2025, stated that the
City’s Public Works Department provides water and sewer services to the property.
ANALYSIS #2--SLIDE #3:
REQUIREMENTS FOR GRANTING SPECIAL USE PERMITS
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.

The Planning & Zoning Office has no knowledge of any such binding agreements being made
by the applicant, and the applicant has not conveyed any specific plans to minimize any
potential adverse impacts on the surrounding neighborhood.

e. The special 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.

~ The proposed personal care home would provide a home for the care of residents who need
specialized care in a home setting.
~ Consideration needs to be made to the exterior impacts of the operations of the home on
adjacent properties in terms of additional traffic generation, (from employees, deliveries, and
family members and friends) and screening.
~ These matters also need to be considered for the safety of the residents.
~ Additional parking and fencing are likely to be needed.
ANALYSIS #3--SLIDE #1: USE PERMIT CONSIDERATIONS
Section 9.2.6(A) of the UDC requires the consideration of ten (10) issues for the granting
of a “use” permit in general, and a special use permit in particular.
1. Whether the proposed use is consistent with the comprehensive land use plan
adopted by the city council;
~ The subject property’s future land use designation is Medium-Density Residential,
which is the same as that of the surrounding properties.
2. Compatibility with land uses and zoning districts in the vicinity of the property for
which the use permit is proposed;
~ The subject property is zoned ‘SR’ (Suburban Residential), and it is surrounded by
other properties with the same zoning.
~ The existing single-family detached dwelling is surrounded by other single-family
detached dwellings.
~ The applicant does not plan to change the exterior of the dwelling, so there would
be no visible indication of the presence of a personal care home.
ANALYSIS #3--SLIDE #2: USE PERMIT CONSIDERATIONS
3. Whether the proposed use may violate local, State and/or Federal statutes, ordinances or
regulations governing land development;
~ Although the applicant wishes to care for six (6) residents, her state license only gives
her the permission to care for three (3) residents. Further, O.C.G.A. Rule 111-8-62.06(3)
prohibits the operator of a personal care home from serving more residents than the
State license allows.
4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along adjoining
streets;
~ A minimal amount of additional traffic may be expected from employees, deliveries
being made, and family members and friends coming to visit.
5. The location and number of off-street parking spaces;
~ The existing driveway is narrow and goes up a hill to a two-car garage with a turnaround
area. Some parts of the pavement are broken.
~ It may be difficult for vehicles to pass and to be able to park. The applicant has stated a
general willingness to make driveway improvements, although she has not provided any
specific plans on how this would be done.
ANALYSIS #3--SLIDE #3: USE PERMIT CONSIDERATIONS
6. The amount and location of open space;
~ The aerial photo shows ample open space is present on all four sides of the existing
dwelling.
7. Protective screening;
~ A chain-link fence is present along three sides of the property.
~ Additional screening would be desirable to shield the view of the property by
neighbors so that they would not see any excessive comings and goings of
visitors to the property.
8. Hours and manner of operation;
~ The applicant has submitted a “Business Summary” of proposed operations.
~ The personal care home would operate 24 hours a day and 7 days per week.
~ Initially, there would be two employees, who would work in shifts.
~ Business hours would be 9:00 AM to 5:00 PM for office, visitation, and deliveries.
~ Various security measures and emergency procedures have been proposed.
ANALYSIS #3--SLIDE #4: USE PERMIT CONSIDERATIONS

9. Outdoor lighting; and
~ The applicant’s “Business Summary” states that five outdoor cameras and
floodlights are present.

10. Ingress and egress to the property.
~ Ingress and egress into the property would continue to occur from the existing
one-lane, narrow driveway off Shields Road.
~ This could cause some difficulty with multiple vehicles, especially since the
property is on a hill.
~ In addition, the driveway pavement is in poor condition.
STAFF CONCLUSIONS—SLIDE #1
As a result of the foregoing three types of analyses, the Planning & Zoning Staff draws
the following conclusions:
1. Number of Residents – Although the applicant proposes to have six residents in the
proposed personal care home, her state license only allows a capacity of three (3)
residents.
2. Type of Use – The proposed personal care home is not the best use of the subject
property in terms of its location in an established residential area.
3. Potential Adverse Impacts -- The applicant does not appear to have considered the
potential adverse impacts of the proposed personal care home on adjacent
properties or the surrounding neighborhood, in terms of the following:
a. Access—The existing access from Shields Road is a narrow, one-lane driveway
which goes up a hill. This could cause a conflict between two vehicles that are
moving at the same time.
STAFF CONCLUSIONS—SLIDE #2
b. Parking – There does not appear to be sufficient parking to accommodate
additional vehicles from employees, deliveries, or family and friends. Although
the applicant has stated a general willingness to make driveway improvements,
she does not currently have any specific plans to do so.
c. Protective Screening – Although a chain-link fence is present along three sides
of the property, which would protect the safety of the residents, it is a see-
through fence which does not provide any visual screening for the neighbors.
A more solid, opaque-type of fence would be desirable.
STAFF RECOMMENDATIONS
1. In view of the conclusions that were drawn above, the Planning & Zoning Staff
recommends the DENIAL of Special Use Permit Case #SP-2024-03 for 270 Shields
Road.
2. If the City Council wishes to approve SP-2024-03, then the staff recommends that
such approval be made with the following three conditions:
a. That no more than three (3) residents occupy and be served by the personal care
home at one time since the applicant’s Personal Care Home Permit from the
Georgia Department of Community Health limits the capacity of the personal care
home at 270 Shields Road to three (3).
b. That the driveway be repaved and possibly widened, and that the parking area
be modified to accommodate additional vehicles.
c. That appropriate solid, opaque screening / fencing be installed for the protection
of the neighbors.
STATE OF GEORGIA
PERSONAL CARE HOME PERMIT
This is to certify that a permit is hereby granted to
My Serenity Personal Care Home
(Name of Governing Body)

to maintain and operate a Personal Care Home with a capacity of 3 named as My Serenity Personal Care Home
(Name of Facility)

Said facility and premises are located at 270 Shields Rd
(Street)

in Stockbridge 30281 , County of Henry , Georgia.
(City or Town) (Zip Code)

This permit is effective 1/28/2025 , and remains in effect unless revoked or suspended.

"This permit is granted pursuant to the authority vested in the Department of Community Health pursuant to O.C.G.A. 31-7-3 and signifies that its facilities and
operations comply with the Rules and Regulations of the Department of Community Health on the date this permit was issued."

THIS PERMIT IS NOT TRANSFERABLE Permit No: PCH042564

In Witness Whereof, we have hereunto set our hand this 13 th day of March , 2025 .

GEORGIA DEPARTMENT OF COMMUNITY HEALTH HEALTHCARE FACILITY REGULATION DIVISION

Lisa C Davies, Executive Director
Zoning Verification
Letter Request

A Zoning Verification Letter (ZVL) is a statement from the Community Development Department – Planning, Zoning, & GIS
Division located at 4602 North Henry Boulevard, Stockbridge, GA, 30281 that identifies and describes the zoning district in
which a property is located and may include information about the permitted uses in the zoning districts. The letter is also used
to submit to lenders for financing or for state/federal agencies.

The Community Development Department – Planning, Zoning, & GIS Division will assist you in verifying the zoning of a parcel
or parcels of land. Your Zoning Verification Letter will be completed within seven (7) business days upon receipt of the following
items:

• Completed ZVL application
• Payment by Credit Card Authorization Form or check for $150 made payable to the City of Stockbridge.
• Survey or site plan of the property that identifies the property parcel size.

Applications can be emailed to planning@cityofstockbridge-ga.gov. Should you need copies of building records or
Certificates of Occupancy you must file an Open Records Request with the office of the City Clerk.

Requestor

Name (ZVL will be addressed and forwarded to this person)

Company

E-mail Address Phone

Mailing Address City State Zip

Subject Property

Parcel ID(s)

Address of Property City State Zip

Current Use Proposed Use

How would you like receive the ZVL? (check all that apply):  E-mail  Mail  Pick-up

Office Use Only

City Staff Date Completed

City of Stockbridge Community Development Department 4640 North Henry Boulevard Stockbridge, Georgia 30281 770-389-7900

https://stockbridgega.org/departments/community-development
Describe the proposed use of building or property in a complete descriptive narrative and add any other
information that would be necessary.

CITY OF STOCKBRIDGE
ZONING VERIFICATION LETTER
For 270 Shields Road
Parcel #S10-02041000

May 28, 2024

Shona John
313 Plantation Cir
Fayetteville, GA 30214
Cell: 770-820-7800
Email: shonaj618@hotmail.com

Re: Zoning Verification Letter for 270 Shields Road, Stockbridge, Georgia 30281 (Parcel #S10-
02041000)

Dear Ms. John,

Please accept this letter in response to your request for verification of zoning at 270 Shields Road,
Stockbridge, GA 30281 which is identified by Parcel ID #S10-02041000. Based on the City of
Stockbridge’s official zoning map, the subject property is zoned as SR (Suburban Residential). Further
information about the SR District can be found on pages 28-29 of the Stockbridge Unified
Development Code or at the link above.

Personal care homes are an allowable use in the SR District subject to conditional requirements.
Personal care homes having two or less persons are subject to the requirments outlined in the
Stockbridge Unified Development Code section 3.2.28. Personal care homes having three or more
persons must apply for and obtain a special use permit in addition to complying with the
requirements found in section 3.2.29.

This zoning verification excludes the following information which may apply to the subject property,
such as, grandfathered uses without a City Council ruling, official interpretations by any entity or
official other than the City Council, variances and interpretations and conditional uses granted by any
entity or official other than the City Council, special restrictions on certain uses within the general
zoning ordinance, setbacks, buffers and construction standards in the general zoning ordinance, and
requirements and restrictions imposed in the general zoning ordinance by any overlay district.

If you have any questions concerning this matter or if I can be of any further assistance, please contact
me at 678-833-3332 or jbucholtz@stockbridgega.org.

Sincerely,

Jordyn Bucholtz, GIS Analyst
City of Stockbridge
MEETING DATE
AGENDA ITEM
MAY 12, 2025 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
CP-2025-02 for Parcel #029-01011001 at N. Henry Blvd. & Old Atlanta Rd., south of Valley Hill Rd. Applicant: Templar
Development, LLC. Agent: Battle Law, P.C. Requested Comp. Plan Amendment: From Low-Density Mixed-Use to High-Density
Mixed-Use to allow a mixed-use development with 98 townhomes and a small office building on 9.9 +/- acres. The applicant has
also submitted RZ-2025-03 to request the rezoning of the property from C-3 & PMU to PUD Master Plan & PMU.

BACKGROUND INFORMATION:
Staff Recommendation: Approval. Planning Commission Actions on April 17, 2025: Denial of both
CP-2025-02 and RZ-2025-03.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
CP-2025-02 for Parcel #029-01011001 at N. Henry Blvd. & Old Atlanta Rd., South of Valley Hill Rd.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

1,175 ft

Parcel ID 029-01011001 Class Commercial Owner GILMORE WILLIAM B & Land $295,200
Property Acreage 9.23 Address MIRIAM D M Value:
Address 8879 FOUNTAIN PALM Building $0 Last 2 Sales
District City/Stockbridge ALY Value: Date Price Reason Qual
WINTER GARDEN, FL Misc $0 8/16/2017 $0 VM U
34787 Value: 12/8/1999 $0 U U
Total $295,200
Value:

Parcel lines depicted on the maps do not re ect 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: 4/4/2025
Last Data Uploaded: 4/4/2025 1:09:42 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

294 ft

Parcel ID 029-01011001 Class Commercial Owner GILMORE WILLIAM B & Land $295,200
Property Acreage 9.23 Address MIRIAM D M Value:
Address 8879 FOUNTAIN PALM Building $0 Last 2 Sales
District City/Stockbridge ALY Value: Date Price Reason Qual
WINTER GARDEN, FL Misc $0 8/16/2017 $0 VM U
34787 Value: 12/8/1999 $0 U U
Total $295,200
Value:

Parcel lines depicted on the maps do not re ect 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: 3/26/2025
Last Data Uploaded: 3/26/2025 1:13:42 AM

Developed by
Land Use Amendment from Low Density Mixed-Use
NORTH HENRY BLVD, to High Density Mixed-Use
Rezoning from C3 & PMU to PUD & PMU to allow
STOCKBRIDGE GA for 98 for-sale townhomes and an office building.
ZONING STATUS

 Property was recently annexed
into the City of Stockbridge
and is zoned C-3 as it was
zoned in unincorporated Henry
County
OVERLAY
DISTRICT

 The property is also located
within the Parkway Mixed Use
Overlay District which allows
up to 45 units per acre. The
Applicant is seeking to develop
107 units at a density of 9.9
units per acre
FUTURE LAND
USE MAP

 The Current Land Use for the
property is Low Density Mixed-
Use which according to the
City’s comprehensive plan, is
not compatible with the Parkway
Mixed Use District. Therefore,
we are asking to amend the
Land Use to High Density
Mixed-Use which is compatible.
THE SITE IS LOCATED
SOUTH OF VALLEY HILL RD
ALONG NORTH HENRY BLVD

THE NORTH HENRY BLVD
CORRIDOR IN THIS AREA
HAS NOT SEEN ANY NEW
DEVELOPMENT IN YEARS

THE PROPOSED PROJECT
WILL BRING NEW HOMEOWNERS
AND BUSINESSES INTO THE AREA
TO SUPPORT THE REDEVELOPMENT
OF THE CORRIDOR
WITHIN 250 FEET
SOUTH OF THE SITE
ACROSS FROM THE
SITE
GDOT ROAD
WIDENING FOR SR
42
SITE PLAN

 98 Fee Simple Townhome Units

 Minimum 1,296 sq. ft Office Space

 Two Point of Access from North
Henry Blvd and Old Atlanta Road
Office space will be for small businesses
that don’t require a lot of parking

The units will be marketed to residents
in the area.

The HOA will initially own the building and be
will not allowed to occupy no more than
50% of the office space, if so desired.
Otherwise, they will be able to rent out
the entire building to tenants, or even
sell the building to a third-party for office
use.
 Townhome Unit Information

 1. Minimum Unit Size: 1,400 sq. ft

 2. Number of bedrooms: 3 to 4

 3. Parking Spaces Per Unit: 4, including
 2 car garage and 2 car parking pad

 4. Price Points: Low to mid $300K
AMENITY AREA

Tot Lot, Dog Park, and Mulched Walking Trail that
connects into the sidewalk system
UNOPENED PORTION OF OLD ATLANTA ROAD
UPDATED ELEVATIONS
TO: Planning Commission; Mayor/Council

FROM: Gordon Linton, Senior Planner; Jordyn Bucholtz, GIS Analyst

CC: R. Ryan Anderson, Community Development Director

DATE: April 17, 2025 (Planning Commission); May 12, 2025 (Mayor/Council)

Subject: #CP-2025-02 For Parcel #029-01011001 (North Henry Boulevard and Old
Atlanta Road, south of Valley Hill Road)

I. PURPOSE

Consider a Comprehensive Plan Amendment application by Templar Development to
change the future land use designation from ‘Low-Density Mixed-Use’ to ‘High-Density
Mixed-Use’ for Parcel #029-01011001, which is located between North Henry Boulevard
and Old Atlanta Road, south of Valley Hill Road. The property contains one parcel with
9.9 +/- total acres. The purpose of this request is to allow for the development of
townhomes and office space.

II. Background

Mixed-use development that will include 98 units
Proposed Development
and office space
The subject property is located between North
Site Address Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road.

Parcel Identification 029-01011001

Parcel Acreage 9.9 +/- acres

Applicant Templar Development, LLC

Miriam Deborah Mays Gilmore and William
Owner
Brooks Gilmore
Current Land Use Designation Low-Density Mixed-Use

#CP-2024-02 For Parcel #029-01011001

Proposed Land Use Designation High-Density Mixed-Use

Number of Proposed Units Per Acre 9.9 dwelling units per acre

Current Use Vacant; Heavily wooded

SURROUNDING LAND USE DESIGNATION

Location Existing Land Use Existing Future Land Use
Designation
Vacant, Low Density Mixed Use,
Property to the North
Liberty Baptist Church Low-Density Residential
DC Event Rentals (Party
equipment rental service),

Property to the South Army Navy Outdoor Center Low-Density Mixed-Use
(Gun shop)

Valley Hill Station
Property to the East Low-Density Residential
(Subdivision)
Stockbridge North
Property to the West Shopping Plaza Low-Density Mixed-Use

SURROUNDING LAND USE DENSITIES

Name of Subdivision/Development Units Estimate Density Per
Acres

Valley Hill Station 126 1.82 units per acre

Templar Development 98 9.9 units per acre

Wildwood Estates 169 2.84 units per acre

Pineywoods 31 1.79 units per acre

#CP-2024-02 For Parcel #029-01011001

Sentry Oaks 30 1.93 units per acre

Springwood Valley 58 1 unit per acre

576 Davis Road 165 6 units per acre

Victory Worship Center 56 5.65 units per acre

JP Upchurch Properties 40 1 unit per acre

III. Findings of Fact

1. The applicant also applied for a rezoning application (RX-2025-03) from C-3 to PUD.
The case will be heard concurrently.

2. The vicinity of the area is mostly Low-Density Mixed-Use, Low Density Residential, Medium
Density Residential, and High Density Residential.

3. The subject property has frontage on Highway 42 which is classified as a minor
arterial road by the Georgia Department of Transportation State Functional
Classification Map.

#CP-2024-02 For Parcel #029-01011001

IV. Maps and Illustrations

Aerial Photo of Parcel #029-01011001

#CP-2024-02 For Parcel #029-01011001

#CP-2024-02 For Parcel #029-01011001

Surrounding Land Use Densities Map

#CP-2024-02 For Parcel #029-01011001

Site Plan of Parcel #029-01011001

#CP-2024-02 For Parcel #029-01011001

Aerial Site Plan of Parcel #029-01011001

#CP-2024-02 For Parcel #029-01011001

Renderings of Proposed Development

#CP-2024-02 For Parcel #029-01011001

V. Analysis

Project Description

The applicant has requested a Comprehensive Plan Amendment to change the City
Future Land Use Designation from Low-Density Mixed-Use to High-Density Mixed-Use
to allow for a mixed-use development with 98 townhome units with 98 parking spaces.
The proposed mixed-use development will include a 1,296 square foot office space with
seven proposed parking spaces, a mail kiosk, five areas of open space, and a detention
pond. The density of the proposed project is 9.9 units per acre.

The subject property is currently zoned as C-3 (Heavy Commercial District) by the City of
Stockbridge Zoning Ordinance. However, once the proposed rezoning is approved by the
city, it will be assigned to the PUD (Planned Unit Development) zoning district. Page 45
of the City of Stockbridge 2024 Comprehensive Plan states the PUD (Planned Unit
Development) zoning district is compatible with all the Future Land Use Designations
which includes the proposed High-Density Mixed-Use designation.

Staff Analysis

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

ANALYSIS OF REQUEST

1. Consistency with the Comprehensive Plan.

The request to assign the Future Land Use designation of High-Density Mixed-Use is
necessary because the PUD zoning district is compatible with all the Land Use
Designations in the city, which includes the proposed High-Density Mixed-Use
designation. In addition, the proposed mixed-use development is consistent with the policy
goals that are found in the current City of Stockbridge Comprehensive Plan that are found
on pages 42 and 44.

Population Goals: To attract new, diverse residents.

Population Policies: Maintain a family friendly environment and focus on
Community attracting and retaining young adults.
Goals and Housing Goals: To provide a variety of housing choices to suit the
Policies changing needs and lifestyles of City residents.

(pg. 42-44) Housing Policies: Provide a mixture of housing options to attract young
professionals, singles, and small families.

10
#CP-2024-02 For Parcel #029-01011001

Future Land Use Goals:
- To ensure that new developments promote a better sense of place
and preserve valued elements of community character.
- To establish land use designations that meet the needs of the City
and are consistent with the new UDC.

Future Land Use Policies:
- Encourage development of a rational network of commercial
nodes to meet the service needs of citizens while avoiding
unattractive and inefficient strip development along major
roadways.
- Encourage mixed-use development to promote a live, work, play
concept.
- Support increases in density where community design standards,
environmental constraints, and available infrastructure capacities
can accommodate the increased density.

2. Relation to the Zoning of the Property.

The subject property is currently zoned C-3 (Heavy Commercial). The zoning designation
of C-3 provides areas for commercial activities that generate heavy traffic or require
transportation of bulky materials. Typical developments in a C-3 District include automobile
sales and repair, building supply establishments, parking garages, warehouses and
storage buildings, and trade shops. The 2024 Comprehensive Plan identifies C-3 zoning
districts as compatible with light and heavy industrial Future Land Use designations. The
current zoning of C-3 is not compatible with the proposed use; therefore, the rezoning
request from C-3 to PUD is necessary.

The applicant’s request of rezoning the subject property from C-3 (Heavy Commercial) to
PUD (Planned Unit Development) is compatible with the other surrounding land use
designations that are adjacent to the subject property, which includes the existing Valley
Hill Station subdivision located to the east. Page 45 of the 2024 Comprehensive Plan
identifies the PUD zoning district as being compatible with all the Future Land Use
designations including the requested High-Density Mixed-Use designation. The applicant
has requested the rezoning of the property to the PUD zoning district to accommodate the
proposed mixed-use development.

3. Suitability of the Site’s Location.

The applicant is proposing 98 dwelling units on 9.9 total acres with a density of 9.9 dwelling
units per acre. This proposed development has a higher density than most of the nearby
residential areas. A proposed townhome development at 576 Davis Road will have a
density of 6 units per acre. The remaining nearby residential areas are single family
subdivisions with densities ranging from 1 unit per acre to 2.84 units per acre (as shown

11
#CP-2024-02 For Parcel #029-01011001

in the table on pages 2-3.

The surrounding area also includes various commercial shopping areas, and Walmart is
located less than a mile south. This mix of residential and commercial areas is compatible
with the PUD zoning and High-Density Mixed-Use future land use designation. The
requested 9.9 units per acre by the applicant is therefore consistent with the surrounding
land use densities in the area.

4. Maintaining the Current Land Use Designation.

The current Future Land Use designation of Low-Density Mixed-Use only allows for
densities under 3.99 units per acre according to the 2024 Comprehensive Plan. Given the
proposed density of 9.9 units per acre, this Future Land Use designation would not be
compatible.

The 2024 Comprehensive Plan intends for the High-Density Mixed-Use Future Land Use
designation to allow for commercial areas to be located around major intersections while
incorporating high density residential uses. The proximity of the existing mixed-use
development, retail shopping center, Walmart, a church, and several subdivisions make
the requested High-Density Mixed-Use Future Land Use Designation an appropriate future
land use for the subject property. Additionally, it is suitable for a mixed-use development
to be located along a minor arterial road, such as Highway 42.

VI. STAFF RECOMMENDATION

• This Staff Report has demonstrated that the requested Comprehensive Plan
Amendment via CP-2025-02 would be necessary and desirable for the subject
property in conjunction with the requested rezoning of RZ-2025-03 to assign the
zoning district of ‘PUD’ (Planned Unit Development). Therefore, the Planning and
Zoning staff recommends APPROVAL.

12
May 4, 2025

VIA Email (llogan@cityofstockbridge-ga.gov)

Linda M. Logan, Senior Planner
City of Stockbridge Planning & Zoning Division
4602 North Henry Boulevard
Stockbridge, GA 30281

Re: Templar Development Group, LLC Deferral Request
Applications: RZ-2025-03 & CP-2025-02

Dear Linda:

On behalf of Templar Development Group, LLC, I am hereby requesting that Applications RZ-
2025-03 & CP=2025-02 be deferred to the June City Council meeting considering the ethics
violation issues that are currently pending regarding Councilmember Barber speaking in
opposition to the Applications at the April 17, 2025 Planning Commissioner hearing.

Sincerely,

Michèle L. Battle
President/Senior Attorney

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
PowerPoint Presentations
For CP-2025-02 and RZ-2025-03

Parcel #029-01011001 Between
North Henry Boulevard and Old
Atlanta Road, South of Valley Hill
Road

April 17, 2025 (Planning
Commission)
May 12, 2025 (Mayor and Council)
• Applicant: Templar Development, LLC
• Agent: Battle Law, P.C.

Case • Owner: William B Gilmore & Miriam D M Gilmore
• Address of Property: The subject property is located between
North Henry Boulevard and Old Atlanta Road, south of Valley

Facts
Hill Road.
• Parcel Identification:029-01011001
• Parcel Acreage: 9.9
• Current Use: The property is vacant and heavily wooded
• Current Zoning of Property: C-3 (Heavy Commercial District)
• Current Future Land Use Designation: Low-Density Mixed Use
• Sign Posting: April 2, 2025
• Letters Residents Received From Applicant: April 2, 2025
• Date of CZIM Meeting: April 9, 2025
Aerial Photo
with Site Plan
Development
Information
Development Information

• Templar Development LLC is proposing a thoughtfully designed mixed-use residential community
located on the western side of North Henry Boulevard. Spanning 9.90 acres, this development is planned
to include 98 two-story attached townhome units, achieving a residential density of approximately 9.90
units per acre. The project integrates essential infrastructure improvements, including a stormwater
management facility and a lift station operated by Clayton County Water Authority, ensuring sustainable
utility support. Additionally, the site incorporates a hammerhead turnaround to optimize traffic
circulation and enhance emergency vehicle access. Open spaces and community amenities such as a 5’
mulch walking trail, tot lot, and dog park are designed to foster an active and engaging residential
environment. With a well-defined internal roadway network featuring a 50’ right-of-way and 28’ back-of-
curb to back-of-curb width, the development supports efficient mobility while maintaining a pedestrian-
friendly atmosphere, including a planned 10’ concrete sidewalk along SR 42/US 23.
• Lot sizes within the development are expected to range from approximately 1,200 to 1,500 square feet
per unit, ensuring efficient land use while providing adequate space for comfortable residential living.
Setback requirements for the development include a 10-foot front yard setback along the exterior, a 5-
foot side yard setback along the exterior, and a 10-foot distance between the buildings, providing
adequate separation and privacy. Architecturally, the townhomes are designed with a cohesive aesthetic,
featuring two-story elevations, two-car garages, and brick as the primary exterior material, ensuring both
durability and an attractive streetscape throughout the development.
Development Data
of Proposed
Development
Elevations of
Proposed
Development
Elevations of
Proposed
Development
PowerPoint
Presentation
For CP-2025-02
Applicant’s Request

Change the future land use
designation from ‘Low-Density
Mixed-Use’ to ‘High-Density
Mixed-Use’ to allow for a
mixed-use development that
will include 98 units and office
space.
City of Stockbridge
Comprehensive Plan (2024)
Current Future Land Use
Location Current Land Use
Designation

Vacant Low Density Mixed Use

Property to the North Liberty Baptist Church Low-Density Residential

DC Event Rentals

Army Navy Outdoor Center
SURROUNDING Vacant Land
Low-Density Mixed-Use

LAND USE Property to the South
Wildwood Estates Medium Density Residential
DESIGNATION
Valley Hill Station
Low-Density Residential
Property to the East
Victory Worship Center
High Density Residential

Vacant Land
Low Density Mixed Use
Stockbridge Plaza
Property to the West
J.P. Upchurch Properties
Low Density Residential
SURROUNDING LAND USE
DENSITIES

Subdivision/Development Units Estimate Density Per Acre
Valley Hill Station 126 1.82 units per acre
Templar Development 98 9.9 units per acre
Wildwood Estates 169 2.84 units per acre
Pineywoods 31 1.79 units per acre
Sentry Oaks 30 1.93 units per acre
Springwood Valley 58 1 unit per acre
576 Davis Road 165 6 units per acre
Victory Worship Center 56 5.65 units per acre
JP Upchurch Properties 40 1 unit per acre
SURROUNDING
LAND USE
DENSITIES MAP
Staff Analysis
(Section 9.2.7 of The
Unified
Development Code)
Staff Analysis
(Section 9.2.7 of The Population Goals: To attract new, diverse residents.

Unified Development Code) Population Policies: Maintain a family friendly environment and focus on attracting and retaining young
adults.

Housing Goals: To provide a variety of housing choices to suit the changing needs and lifestyles of City
residents.
1. Consistency with the Comprehensive
Plan. Housing Policies: Provide a mixture of housing options to attract young professionals, singles, and small
families.
The request to assign the Future Land Use
designation of High-Density Mixed-Use is Future Land Use Goals:
necessary because the PUD zoning district
To ensure that new developments promote a better sense of place and preserve valued elements of
is compatible with all the Land Use community character.
Designations in the city, which includes the
proposed High-Density Mixed-Use To establish land use designations that meet the needs of the City and are consistent with the new UDC.
designation. In addition, the proposed
Future Land Use Policies:
mixed-use development is consistent with
the policy goals that are found in the Encourage development of a rational network of commercial nodes to meet the service needs of citizens
current City of Stockbridge Comprehensive while avoiding unattractive and inefficient strip development along major roadways.
Plan that are found on pages 42 and 44. Encourage mixed-use development to promote a live, work, play concept.
Support increases in density where community design standards, environmental constraints, and available
infrastructure capacities can accommodate the increased density.
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

2. Relation to the Zoning of the Property: The subject property is currently zoned C-3 (Heavy Commercial). The zoning
designation of C-3 provides areas for commercial activities that generate heavy traffic or require transportation of bulky
materials. Typical developments in a C-3 District include automobile sales and repair, building supply establishments, parking
garages, warehouses and storage buildings, and trade shops. The 2024 Comprehensive Plan identifies C-3 zoning districts as
compatible with light and heavy industrial Future Land Use designations. The current zoning of C-3 is not compatible with the
proposed use; therefore, the rezoning request from C-3 to PUD is necessary. The applicant’s request of rezoning the subject
property from C-3 (Heavy Commercial) to PUD (Planned Unit Development) is compatible with the other surrounding land use
designations that are adjacent to the subject property, which includes the existing Valley Hill Station subdivision located to the
east. Page 45 of the 2024 Comprehensive Plan identifies the PUD zoning district as being compatible with all the Future Land
Use designations including the requested High-Density Mixed-Use designation. The applicant has requested the rezoning of the
property to the PUD zoning district to accommodate the proposed mixed-use development.
3. Suitability of the Site’s Location: The applicant is proposing 98 dwelling units on 9.9 total acres with a density of 9.9 dwelling
units per acre. This proposed development has a higher density than most of the nearby residential areas. A proposed
townhome development at 576 Davis Road will have a density of 6 units per acre. The remaining nearby residential areas are
single family subdivisions with densities ranging from 1 unit per acre to 2.84 units per acre. The surrounding area also includes
various commercial shopping areas, and Walmart is located less than a mile south. This mix of residential and commercial
areas is compatible with the PUD zoning and High-Density Mixed-Use future land use designation. The requested 9.9 units per
acre by the applicant is therefore consistent with the surrounding land use densities in the area.
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

4. Maintaining the Current Land Use Designation: The current Future Land Use designation of Low-
Density Mixed-Use only allows for densities under 3.99 units per acre according to the 2024
Comprehensive Plan. Given the proposed density of 9.9 units per acre, this Future Land Use
designation would not be compatible. The 2024 Comprehensive Plan intends for the High-Density
Mixed-Use Future Land Use designation to allow for commercial areas to be located around major
intersections while incorporating high density residential uses. The proximity of the existing mixed-
use development, retail shopping center, Walmart, a church, and several subdivisions make the
requested High-Density Mixed-Use Future Land Use Designation an appropriate future land use for
the subject property. Additionally, it is suitable for a mixed-use development to be located along a
minor arterial road, such as Highway 42.
This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment via CP-2025-02
Staff would be necessary and desirable for the subject
property in conjunction with the requested rezoning of
Recommendation RZ-2025-03 to rezone from ‘C-3’ (Heavy Commercial)
to ‘PUD’ (Planned Unit Development). Therefore, the
Planning and Zoning staff recommends APPROVAL.
PowerPoint
Presentations
For RZ-2025-03
Applicant’s Request

• Rezone from ‘C-3’ (Heavy Commercial)
and ‘PMU’ (Parkway Mixed-Use)
Overlay District to ‘PUD’ (Planned Unit
Development) Master Plan and ‘PMU’
(Parkway Mixed-Use) Overlay District
to allow for the development of
townhomes and office space.
SURROUNDING ZONING PROPERTY INFORMATION

Location Existing Zoning Existing Land Use

Vacant Land C-3 (Heavy Commercial District)
Property to the North
Liberty Baptist Church RR (Rural Residential)

DC Event Rentals C-3 (Heavy Commercial District)

Army Navy Outdoor Center C-2 (General Commercial)
Property to the South
Vacant Land C-3 (Heavy Commercial District)

Wildwood Estates SR (Suburban Residential)

Valley Hill Station PUD (Planned Unit Development)
Property to the East
Victory Worship Center MFR (Multi-Family Residential)

Vacant Land C-2 (General Commercial)

Stockbridge Plaza C-2 (General Commercial)
Property to the West
SR (Suburban Residential)
J.P. Upchurch Properties
CCR (City Center Residential)
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
Staff Analysis 1. Consistency with the Comprehensive Plan: The proposed 98-
townhome development on 9.90 acres exceeds the current Low-
(Section 9.2.1 C Density Mixed Use designation, which only allows up to 3.99
units per acre. To align with the City's goals and accommodate
of The Unified the higher density, a change to High-Density Mixed Use is
requested. This designation better supports the townhomes,
Development planned office space, and walkable community design.
Although nearby neighborhoods have lower densities (1–2.84
Code) units/acre), recent developments like the Victory Worship
Center townhomes (5.65 units/acre) show a shift toward higher-
density housing in the area. The project supports several 2024
Comprehensive Plan goals, including increasing housing
diversity, promoting economic development with an office
component, using land efficiently, and encouraging innovative,
mixed-use communities through PUD zoning.
Staff Analysis 2. The relation that the proposed rezoning amendment bears to the
purpose of the overall zoning scheme with due consideration given

(Section 9.2.1 to whether or not the proposed change will help carry out the
purposes of the City of Stockbridge Zoning Code. The rezoning to PUD
allows townhomes, supports city growth, and fits the surrounding mix of
C of The residential and commercial areas. It includes green space to reduce
conflicts and offers modern housing for families, professionals, and
Unified retirees. To manage traffic, the development has a three-lane entrance
to a major highway, a well-designed internal road system, and sidewalks
Development 3.
for pedestrians.
Potential positive effects of the rezoning amendment on the
Code) character of the proposed zoning district, a particular piece of
property, neighborhood, a particular area, or community: The
rezoning from C-3 to PUD will create a balanced mix of commercial
and residential uses, benefiting the community. The 98-townhome
development offers diverse housing options, promotes walkability with
sidewalks, and supports improved infrastructure.The mixed-use design,
including office space, encourages a live-work environment, reducing
commute times and traffic congestion. The PUD zoning fits well with
surrounding residential and commercial areas, providing a smooth
transition in density while enhancing community growth and
connectivity.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)

4. The physical conditions of the site relative to its capability to be developed as requested,
including topography, drainage, access, and size and shape of the property: The subject property
exhibits physical conditions that support the proposed mixed-use development. The topography of the
property is leveled, which reduces the need for extensive grading. The proposed site benefits from
direct access to North Henry Boulevard, which is a major roadway that supports connectivity. In
addition, the size and shape of the subject property accommodates the proposed 98 townhome units
with efficient space for internal circulation and open area. Any additional concerns will be reviewed
during the plan review process.
5. The impact upon adjacent property owners should the request be granted: The proposed mixed-
use development will benefit the community by adding modern townhomes, providing diverse housing
options for young professionals and families. It creates a balanced blend of residential spaces while
improving infrastructure with a three-lane entrance and dedicated turning lanes to ease traffic
congestion. A five-foot sidewalk enhances walkability, making the area more pedestrian-friendly.
Additionally, the higher population density will boost local businesses, increasing demand for stores,
salons, and major retailers, helping to strengthen the surrounding commercial area.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)
6. The potential impact of the rezoning on City infrastructure including water and sewage system:
The proposed development will have an impact on the City’s water and sewage infrastructure, but
available capacity appears to be sufficient. According to the Clayton County Water Authority, which
was received on January 27, 2025, a 6-inch water main located along North Henry Boulevard and an
8-inch sewer main located at Old Atlanta Road can provide services to the development, while the
treatment facilities are operating well below its capacity. However, the capacity is not guaranteed
until it is purchased, and its final approval depends on its compliance with Clayton County Water
Authority, State EPD, and Federal EPA regulations. A stormwater pond will be installed to control
potential runoff.
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and
vehicular circulation and traffic volumes. The proposed mixed-use development includes a three-
lane entrance connecting to State Route 42/U.S. Highway 23, helping to improve traffic flow. Based
on the latest transportation data, the project is expected to generate 558 daily trips, with peak hours
seeing 43 trips in the morning and 45 in the evening. A right-turn lane will ensure safe vehicle
separation, and a hammerhead near Old Atlanta Road will improve maneuverability. Additionally, a
gated entrance with a KnoxBox will restrict cut-through traffic, preserving local circulation and
reducing congestion in surrounding neighborhoods.
Latest trip rates for townhomes: Trip Rate (per unit): 5.81
trips/unit/day

• {Trip Rate} X {Number of Units} = {Total Trips}
• 5.81 X 98 units = 558 total daily trips

Peak hour trip generation rates for townhome developments:
Trip • AM Peak Hour: 0.44 trips per unit; 0.44 x 98 units = 43 trips
Generation • PM Peak Hour: 0.52 trips per unit; 0.52 x 98 units = 51 trips

Overview AM Peak Hour: 0.44 × 98 = 43 trips
• - 25% Inbound: 11 trips (43 x .25 = 11 vehicles inbound)
• - 75% Outbound: 32 trips (43 x .75 = 32 vehicles outbound)

• PM Peak Hour: 0.52 × 98 = 45 trips
• - 63% Inbound: 28 trips (45 x .63 = 28 vehicles inbound)
• - 37% Outbound: 17 trips (45 x .37 = 17 vehicles outbound)
Time Period Formula Total Inbound Outbound
Used Trips Trips Trips
Daily Trips 5.81 × 98 558 trips - -
AM Peak 0.44 × 98 43 trips 11 trips 32 trips
Hour (25%) (75%)
PM Peak 0.52 × 98 45 trips 28 trips 17 trips
Hour (63%) (37%)

Trip Generation Estimates Table
Daily AM Peak PM Peak
Development Units
Trips (In/Out) (In/Out)

Templar
98 (TH) 558 43 (11 / 32) 45 (28 / 17)
Development

Valley Hill Station 126 (SF) 732 56 (15 / 41) 66 (42 / 24)

Wildwood Estates 169 (SF) 982 75 (20 / 55) 88 (56 / 32)
Trip
Generation Pineywoods 31 (SF) 180 14 (4 / 10) 16 (10 / 6)

Summary Sentry Oaks 30 (SF) 174 13 (4 / 9) 15 (9 / 6)

(Residential Springwood Valley 58 (SF) 337 26 (7 / 19) 30 (19 / 11)
Developments)
576 Davis Road 165 (TH) 958 73 (18 / 55) 86 (54 / 32)

Victory Worship
56 (TH) 325 24 (6 / 18) 29 (18 / 11)
Center

JP Upchurch
40 (SF) 232 18 (5 / 13 est.) 21 (13 / 8 est.)
Properties
8. The merits of the requested change in zoning relative to any
Staff Analysis other guidelines and policies for development, which the
Planning Commission and City Council may use in furthering the
(Section 9.2.1 C objective of the comprehensive plan: The rezoning from C-3 to
PUD supports the City of Stockbridge’s plan by adding housing
of The Unified options and creating a smooth transition between commercial
areas and neighborhoods. The 98-townhome development expands
Development residential choices near major roads and shopping centers while
reducing traffic, noise, and environmental impact, making it a better
Code) 9.
fit for nearby communities.
The ability of the subject land to be developed as it is presently
zoned: The area already has many auto-related businesses, and
adding more would increase congestion with limited benefits.
Rezoning to PUD would allow a mixed-use development that
promotes walkability, reduces traffic, and supports the City's long-
term economic goals.
STAFF RECOMMENDATION

The Planning and Zoning staff recommends approval to rezone the subject property from C-3 (Heavy
Commercial) to PUD (Planned Unit Development) under the following conditions:
1. The subject property shall be developed according to a revised site plan which was prepared by
Atwell, LLC. on April 7, 2025. The title is Rezoning Site Plan: North Henry Boulevard Tract.
2. The proposed mixed-used development shall adhere to the architectural renderings submitted with
the application on March 10, 2025, including the use of brick as the exterior material.
3. The developer shall install black streetlight poles.
4. Decorative streetlights shall be installed along the frontage of North Henry Boulevard.
5. Flock cameras shall be installed at the entrance of the mixed-use development.
STAFF RECOMMENDATION

6. The developer shall adhere to the MFR (Multiple Family Residential District) development standards
found in Section 2.4.4. of the Stockbridge Unified Development Code. In addition, the developer shall
adhere to the PMU (Parkway Mixed Use Overlay District) found in Section 2.5.2 E of the Stockbridge
Unified Development Code.
7. The developer shall include one or more central trash facility.
8. A mandatory townhome HOA shall be established.
9. The developer shall comply with all the Clayton County Water Authority, State EPD, and federal EPA
requirements to provide water and sewer facilities for the mixed-used development.
10. Access to Old Atlanta Road shall be restricted to emergency vehicles only. A gate with a KnoxBox shall
be installed to prevent general traffic flow while ensuring emergency access, as required by the Fire
Marshal.
11. The HOA shall occupy no more than 50% of the office building.
12. A 25-foot buffer shall be established alongside the northern, southern, and eastern portion of the
subject property.
Henry County, GA

Overview

Legend
Parcels
Roads

1,427 ft

Parcel lines depicted on the maps do not re ect 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: 4/9/2025
Last Data Uploaded: 4/9/2025 1:10:03 AM

Developed by
1440-24-109

SOUTHEASTERN ENGINEERING, INC. THIS DRAWING AND ITS REPRODUCTION ARE THE PROPERTY OF THE ENGINEER AND MAY NOT BE REPRODUCED, PUBLISHED OR USED IN ANY WAY WITHOUT THE WRITTEN PERMISSION OF THIS ENGINEER
P.O.C. INTERSECTION OF THE
EASTERN RIGHT OF WAY OF SAID S.R. 42 (80' R/W) IPS
AND THE SOUTHERN RIGHT OF WAY LINE OF
VALLEY HILL ROAD (60' R/W)
PER DB 15410 PG 341 NOW OR FORMLY □ □ □
FEINGOLD MARILYN LOEB □

PID 029-010100000 □

584.58'
ZONED C3 - COMMERCIAL
G '31 "E 9' □

1,249.70' PER DB 15410 PG 341 N82°16 ' □
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DOG PARK □ NOW OR FORMLY
24 □
ALTO ASSET COMPANY 5 LLC
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POINT OF BEGINNING IN G TRA TOT LOT
PID 029A01055000
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GRID (GA WEST)
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R =7 8 .4 7 '
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DATE
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24 ' 36
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24 10
G 75
' 24
' 15
' 21' '
24 ' 24 NOW OR FORMLY
50 9 10
10

124.61
' 75 YAMASA CO LTD

ISSUED DESCRIPTION
' ' 75 24
24 PID 029A01056000
18 DB 17898 PG 70-71
29
' 75
29
' ' 16 24 OPEN PB 22 PG 29
7 75
SPACE LOT 6F
75 ' /W ) 21'
Z ' 29 'R H 24 ZONED PUD

'39"W
50 5 MP '
5' 75
SE
D (2 ' 17

N08°11
PROPOSED LIFT 24
PO BOC 18 18 24
G 5 18
STATION (CLAYTON 75 PR OC 62
18
' 75
COUNTY WSA)
24
'B LK 7' 98 18
' 16
1/2" IPF
4 28 WA
E ' 18 42.22'
SID 24
' ' 6' 1/2" IPF
78 24
16

VALLEY HILL ROAD (60
29
' 75
' 7 7'
14
' 16 '
Z 31 24 49
NOW OR FORMLY 79
10
97 13 '

' R/W) CLOSED
AOK PROPERTIES LLC
19
10 '
31 ' '
24 NOW OR FORMLY
PID 029-010112005 ' ' 29 10 5'
26 7
DB 13652 PG 338-341 G 3 62
24
12' NICOLAS VANESSA
96 28' PID 029A01086000

NO R/W ABANDONMEN
PB 17 PG 76
75
' 85' DB 19282 PG 509-510
ZONED C2 - GENERAL COMMERCIAL 29
' 65 3 9' PB 23 PG 9
22'
21
24 OPEN

T DEED FOUND
9 ' LOT 7
10
11' 36
Z 75 75 SPACE ZONED PUD
18
' 18 '
21'
72'
32 '
53' No
10' CONCRETE SIDEWALK 1 '
24 66 24 R200' 20
79 23' ' '
PROPOSED ALONG SR 42/US 23. ' 18 '
G 75 4 9'
FINAL LOCATION TO BE
16
DETERMINED DURING LDP REVIEW. ' 24 28' 76'
67 95 IPS
31 ' 24 '
29 63 16 24
Z 5'
75
' 21 24' 1/2" IPF
5' 1'
24" CURB & GUTTER, 77'
24 1'
2' GRASS STRIP, AND 64 '
68 24' 12' 75'
6' SIDEWALK (TYP) R2 24
' 24 94 23'

TEMPLAR DEVELOPMENT
5705' ' 23'
00 24
75
' 22 10'
24'
24 24 75'
NOW OR FORMLY
G ' ' 77'
18 SHIELDS DENNIS & KATHY
63 16
3/8" IPF
69 24'
PID 029A01087000
DISTURBED 24 2' 93 24'

210 TRILITH PARKWAY

PROJECT OWNED/DEVELOPED BY: 24 HOUR CONTACT INFORMATION
' DB 3248 PG 266
Z 76 24' 23
' 50' 24'
24
10 75
54
' PB 23 PG 9

AY 23
23 LOT 8
62 15
' ' 70 24'
77'
14'
ZONED PUD
24'
75'
92 24'

HIGHW
SUITE 200
24'
24 ' 24 24'
75
32 ' 3'

42/ US
61
77'
G 40' 85'
OPEN 75'
26'

71
FAYETTEVILLE, GA. 30214
SPACE 28' 91 29'

ROUTE
37.8' 1/2" IPF DISTURBED
29'

0 PG 2
25 29'
77'
37 10'

STATE
DB 358
Z 23' 72' 35 '
75'
10'

PHONE: (678) 552-3741
36' 4 0' 71 29'
90 SITE DATA
80' R/W
29' 29'

FILE NAME: I:\CUSTOMERS_PROJECTS\1440 Templar Development\1440-24-109 North Henry Blvd Tract\Eng\Prelim\1440-24-109 Prelim Site.dwg PLOT STYLE: ---- PLOT DATE:4/7/2025 USER:KELLSI ALTMAN
29' NOW OR FORMLY
G 77' 26
30'
15'
RODRIGUEZ MARIA M V
DEVELOPER: TEMPLAR DEVELOPMENT, INC.
OFFICE
36'
60 10' PID 029A01088000
BLDG/ 9' 72
77'
75'
DB 12631 PG 340-341 210 TRILITH PARKWAY, SUITE 200
24' 89
24' GATHERING 9' 24'
24'
PB 23 PG 9
FAYETTEVILLE, GA. 30214
Z 10' 75' 77' 12' 27 24'
LOT 9
24'
18' ZONED PUD PHONE: (678) 552-3741
59 24' 77' 18'
16' 24' 73 24'
75' ENGINEER/ ATWELL, LLC
88 24'
SURVEYOR: 1850 PARKWAY PLACE, SUITE 650

S02°42'33"W
16' 24'
75' 77'
28
24'

604.97
19' 12'
29' 50' MARIETTA, GA 30067
58 29'
24'
77' 1/2" IPF DISTURBED
PHONE: 770.423.0807
9' 74 24' 75'
75'
87 24'
24' 38.88' TAX PARCEL 029-01011001
Z 10'

PROPOSED 50'
77'
29 24' 24' NUMBER:

'59"W
R/W
77'
29'

PROPOS
57 29' 75'
75

N08°20
29' 29' BOUNDARY: BOUNDARY SURVEY BY SEI, DATED OCTOBER 2024
ED
86 29' 29'

50 529.54'
50'

28' BOC-BOC (2 ' R/W
30 29' NOW OR FORMLY
TOPOGRAPHY:CLAYTON COUNTY GIS
G 77'
75' 10' 10'
77' THR GEORGIA LP

5 MPH)

© COPYRIGHT 2025 |
24'
75' PID 029A01089000

28' BOC-BOC (2
24' 56 24' 10' PB 23 PAGE 9 SITE/DISTURBED
Z 29' 9.90 ACRES

REZONING SITE PLAN
IO SK 76 29' LOT 10 AREA:
MAIL K 85 29'

5 MPH)
10' 29' ZONED PUD
75' 77' 31 29'
NUMBER OF
30' 98
LL. 90 12TH DISTRICT
24' LOTS:
10' 55 24'
24'
12' 77'
77 DENSITY: 98 LOTS / 9.90 ACRES = 9.90 UNITS PER ACRE

PROJECT LOCATED AT:
75'
24' 84 24' 10'
G 24'

DAVENPORT
NOW OR FORMLY 75' 18' 77'
32 24' FLOOD INFO: THIS SITE
NOTLOCATED WITHIN THE 100 YEAR
HOLEMAN JOSEPH A JR 29'
Z 22' FLOOD ZONE PER FEMA FLOOD PANELS #
CITY OF STOCKBRIDGE,
22'
12' 77'
PID 029-01012000 54 16' 18'
DB 14398 PG 298-299 78 24' 75' 1/2" IPF
13151C0067D, DATED 10-06-2016.
PB 20 PG 65
83 24' 24'
77' 16' 33 39.86'
16 ' 2 '
ZONED C2 - GENERAL COMMERCIAL 24'
5' 75' 1/2" IPF
EXISTING
6' SIDEWALK
77'
79 ZONING: C3 COMMERCIAL
HENRY COUNTY, GA.
24' 75'
82 24' 24'
OPEN
17' 8' 34 PROPOSED PUD - PLANNED UNIT DEVELOPMENT AND
G 78'
24'
OPEN SPACE
SPACE
00
77' 18' ZONING: PMU - PARKWAY MIXED USE
18'
R2
80 32' 18'
75'
(USE = SINGLE FAMILY ATTACHED HOUSING)
5' 29
16 22
81 NOW OR FORMLY
1/2" IPF
DEVELOPMENTMIN. EXTERIOR FRONT BUILDING SETBACK: 10'.
8' 35 32' 70'
8' SLOAN WARREN L & GRACE I
PID 029A01090000
STANDARDS:MIN. EXTERIOR SIDE BUILDING SETBACK: 5' MIN.
22
66' 8'
G 79
' 18
' 24
63' 22 '
R2
8' DB 18436 PG 49 1/2" IPF 10' REQUIRED BETWEEN BUILDINGS
61' PB 23 PG 9
LOT 11
TWO-CAR GARAGES PROPOSED - EACH UNIT
53 27
' 16'
PROPOSED 50' R/W ZONED PUD
75
27 28' BOC-BOC (25 MPH)
52 11
' 16'
Z 8' '
75
18' 2 4' R2
26'
11' 17' 24' 24' 24'
29
51 24' 29' NOW OR FORMLY RG
EGOI S T E R EI
' 29' 24'
11' 24'
G 18' 24' HARRIS EDWARD
10 79 24' 29'
24
50 75'
PID 029A01091000
DB 2982 PG 235
G R
E AD
49 75'
PB 23 PG 9 NO. 31277

ASPHALT
48 75' LOT 12 PROFESSIONAL
Z 47 75' 46 75'
45 75' A JR .
44 75'
E. W
40
' 50' 75' 43 75' 42 41 75' 75'
ZONED PUD
EN
40 39 75'
38 75'
37 YN G I N E E W
75' 36 75'
E MATTHE
40' 10'
OPEN 24' 10'
24'
WV
SPACE 21'
18' 32' ISSUED FOR:
CTP FOUND 24' 24' 24' 10'
Z 79.78' IPS
24' 29' 29' 24' REVIEW
24' 24' 24' 29'
489.96' N87°51'18"W 22'

Project No.: 1440-24-109
1/2" IPF ON LINE
4.09' EAST OF CORNER IPS Designed By: JJS
1" ROD FOUND
ON LINE Issue Date: 4/7/2025
Z 3/4" IPF ON LINE NOW OR FORMLY GRAPHIC SCALE
NOW OR FORMLY

DICKERSON HOMES LLC 40 0 40 80
NELSON GEORGE K & CHRISTA M PID S01-01001000
PID S01-02001001 DB 14250 PG 58
DB 10693 PG 16-17 PB 6 PG 226
ZONED C3 - COMMERCIAL LOT SR - SUBURBAN RES ( IN FEET )
1 inch = 40 ft.

1/2" IPF
THE UTILITIES SHOWN HEREON ARE FOR THE CONTRACTORS CONVENIENCE ONLY. THERE MAY BE OTHER UTILITIES NOT SHOWN ON THESE PLANS. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR THE LOCATIONS SHOWN AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY ALL UTILITIES WITHIN THE LIMITS OF THE WORK. ALL DAMAGE MADE TO EXISTING UTILITIES BY THE CONTRACTOR SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR. IT IS THE OWNER/DEVELOPER'S RESPONSIBILITY TO VERIFY EXISTING UTILITY CAPACITY PRIOR TO
INITIATING DESIGN. THE ENGINEER MAKES NO GUARANTEES, NEITHER EXPRESSED OR IMPLIED, REGARDING EXISTING UTILITY LOCATION, CAPACITY OR CONDITION.
City of Stockbridge
MEETING DATE
AGENDA ITEM
MAY 12, 2025 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST or TSPLOST
PUBLIC HEARING ARPA
PRESENTATION GRANT
BID SELECTION/AWARD HOTEL/MOTEL TOURISM
TASK ORDER COUNCIL INITIATIVE
CHANGE ORDER PARTNER/SPONSOR
BUDGET AMENDMENT DEPARTMENT FUND BALANCE
BUDGET TRANSFER BONDING
PAYMENT APPROVAL ACCOUNT TRANSFER FROM:
OTHER ACCOUNT TRANSFER TO:

PRESENTER: Community Development Staff
DEPARTMENT: Community Development
ITEM/PROJECT/EVENT:
RZ-2025-03 for Parcel #029-01011001 at N. Henry Blvd. & Old Atlanta Rd., south of Valley Hill Rd. Applicant: Templar
Development, LLC. Agent: Battle Law, P.C. Requested Rezoning: From C-3 & PMU to PUD Master Plan & PMU to allow a
mixed-use development with 98 townhomes and a small office building on 9.9 +/- acres. The applicant has also submitted
CP-2025-02 to request a Comp. Plan Amendment from Low-Density Mixed-Use to High-Density Mixed-Use.

BACKGROUND INFORMATION:
Staff Recommendation: Approval with Conditions. Planning Commission Actions on April 17,
2025: Denial of both CP-2025-02 and RZ-2025-03.

APPROVALS: CITY MANAGER___________________________ FINANCIAL IMPACT N/A
CITY TREASURER____________________________________ AMOUNT $
CITY ATTORNEY____________________________________
GRANTS ADMIN.___________________________________ ATTACHMENTS:
ITEM/PROJECT/EVENT:
RZ-2025-03 for Parcel #029-01011001 at N. Henry Blvd. & Old Atlanta Rd., South of Valley Hill Rd.

BACKGROUND INFORMATION:

STAFF RECOMMENDATION:

APPROVAL WITH CONDITIONS.

Staff Signature______________________________

Henry County, GA

Overview

Legend
Parcels
Roads

294 ft

Parcel ID 029-01011001 Class Commercial Owner GILMORE WILLIAM B & Land $295,200
Property Acreage 9.23 Address MIRIAM D M Value:
Address 8879 FOUNTAIN PALM Building $0 Last 2 Sales
District City/Stockbridge ALY Value: Date Price Reason Qual
WINTER GARDEN, FL Misc $0 8/16/2017 $0 VM U
34787 Value: 12/8/1999 $0 U U
Total $295,200
Value:

Parcel lines depicted on the maps do not re ect 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: 3/26/2025
Last Data Uploaded: 3/26/2025 1:13:42 AM

Developed by
Henry County, GA

Overview

Legend
Parcels
Roads

1,175 ft

Parcel ID 029-01011001 Class Commercial Owner GILMORE WILLIAM B & Land $295,200
Property Acreage 9.23 Address MIRIAM D M Value:
Address 8879 FOUNTAIN PALM Building $0 Last 2 Sales
District City/Stockbridge ALY Value: Date Price Reason Qual
WINTER GARDEN, FL Misc $0 8/16/2017 $0 VM U
34787 Value: 12/8/1999 $0 U U
Total $295,200
Value:

Parcel lines depicted on the maps do not re ect 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: 4/4/2025
Last Data Uploaded: 4/4/2025 1:09:42 AM

Developed by
Land Use Amendment from Low Density Mixed-Use
NORTH HENRY BLVD, to High Density Mixed-Use
Rezoning from C3 & PMU to PUD & PMU to allow
STOCKBRIDGE GA for 98 for-sale townhomes and an office building.
ZONING STATUS

 Property was recently annexed
into the City of Stockbridge
and is zoned C-3 as it was
zoned in unincorporated Henry
County
OVERLAY
DISTRICT

 The property is also located
within the Parkway Mixed Use
Overlay District which allows
up to 45 units per acre. The
Applicant is seeking to develop
107 units at a density of 9.9
units per acre
FUTURE LAND
USE MAP

 The Current Land Use for the
property is Low Density Mixed-
Use which according to the
City’s comprehensive plan, is
not compatible with the Parkway
Mixed Use District. Therefore,
we are asking to amend the
Land Use to High Density
Mixed-Use which is compatible.
THE SITE IS LOCATED
SOUTH OF VALLEY HILL RD
ALONG NORTH HENRY BLVD

THE NORTH HENRY BLVD
CORRIDOR IN THIS AREA
HAS NOT SEEN ANY NEW
DEVELOPMENT IN YEARS

THE PROPOSED PROJECT
WILL BRING NEW HOMEOWNERS
AND BUSINESSES INTO THE AREA
TO SUPPORT THE REDEVELOPMENT
OF THE CORRIDOR
WITHIN 250 FEET
SOUTH OF THE SITE
ACROSS FROM THE
SITE
GDOT ROAD
WIDENING FOR SR
42
SITE PLAN

 98 Fee Simple Townhome Units

 Minimum 1,296 sq. ft Office Space

 Two Point of Access from North
Henry Blvd and Old Atlanta Road
Office space will be for small businesses
that don’t require a lot of parking

The units will be marketed to residents
in the area.

The HOA will initially own the building and be
will not allowed to occupy no more than
50% of the office space, if so desired.
Otherwise, they will be able to rent out
the entire building to tenants, or even
sell the building to a third-party for office
use.
 Townhome Unit Information

 1. Minimum Unit Size: 1,400 sq. ft

 2. Number of bedrooms: 3 to 4

 3. Parking Spaces Per Unit: 4, including
 2 car garage and 2 car parking pad

 4. Price Points: Low to mid $300K
AMENITY AREA

Tot Lot, Dog Park, and Mulched Walking Trail that
connects into the sidewalk system
UNOPENED PORTION OF OLD ATLANTA ROAD
UPDATED ELEVATIONS
May 4, 2025

VIA Email (llogan@cityofstockbridge-ga.gov)

Linda M. Logan, Senior Planner
City of Stockbridge Planning & Zoning Division
4602 North Henry Boulevard
Stockbridge, GA 30281

Re: Templar Development Group, LLC Deferral Request
Applications: RZ-2025-03 & CP-2025-02

Dear Linda:

On behalf of Templar Development Group, LLC, I am hereby requesting that Applications RZ-
2025-03 & CP=2025-02 be deferred to the June City Council meeting considering the ethics
violation issues that are currently pending regarding Councilmember Barber speaking in
opposition to the Applications at the April 17, 2025 Planning Commissioner hearing.

Sincerely,

Michèle L. Battle
President/Senior Attorney

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
PowerPoint Presentations
For CP-2025-02 and RZ-2025-03

Parcel #029-01011001 Between
North Henry Boulevard and Old
Atlanta Road, South of Valley Hill
Road

April 17, 2025 (Planning
Commission)
May 12, 2025 (Mayor and Council)
• Applicant: Templar Development, LLC
• Agent: Battle Law, P.C.

Case • Owner: William B Gilmore & Miriam D M Gilmore
• Address of Property: The subject property is located between
North Henry Boulevard and Old Atlanta Road, south of Valley

Facts
Hill Road.
• Parcel Identification:029-01011001
• Parcel Acreage: 9.9
• Current Use: The property is vacant and heavily wooded
• Current Zoning of Property: C-3 (Heavy Commercial District)
• Current Future Land Use Designation: Low-Density Mixed Use
• Sign Posting: April 2, 2025
• Letters Residents Received From Applicant: April 2, 2025
• Date of CZIM Meeting: April 9, 2025
Aerial Photo
with Site Plan
Development
Information
Development Information

• Templar Development LLC is proposing a thoughtfully designed mixed-use residential community
located on the western side of North Henry Boulevard. Spanning 9.90 acres, this development is planned
to include 98 two-story attached townhome units, achieving a residential density of approximately 9.90
units per acre. The project integrates essential infrastructure improvements, including a stormwater
management facility and a lift station operated by Clayton County Water Authority, ensuring sustainable
utility support. Additionally, the site incorporates a hammerhead turnaround to optimize traffic
circulation and enhance emergency vehicle access. Open spaces and community amenities such as a 5’
mulch walking trail, tot lot, and dog park are designed to foster an active and engaging residential
environment. With a well-defined internal roadway network featuring a 50’ right-of-way and 28’ back-of-
curb to back-of-curb width, the development supports efficient mobility while maintaining a pedestrian-
friendly atmosphere, including a planned 10’ concrete sidewalk along SR 42/US 23.
• Lot sizes within the development are expected to range from approximately 1,200 to 1,500 square feet
per unit, ensuring efficient land use while providing adequate space for comfortable residential living.
Setback requirements for the development include a 10-foot front yard setback along the exterior, a 5-
foot side yard setback along the exterior, and a 10-foot distance between the buildings, providing
adequate separation and privacy. Architecturally, the townhomes are designed with a cohesive aesthetic,
featuring two-story elevations, two-car garages, and brick as the primary exterior material, ensuring both
durability and an attractive streetscape throughout the development.
Development Data
of Proposed
Development
Elevations of
Proposed
Development
Elevations of
Proposed
Development
PowerPoint
Presentation
For CP-2025-02
Applicant’s Request

Change the future land use
designation from ‘Low-Density
Mixed-Use’ to ‘High-Density
Mixed-Use’ to allow for a
mixed-use development that
will include 98 units and office
space.
City of Stockbridge
Comprehensive Plan (2024)
Current Future Land Use
Location Current Land Use
Designation

Vacant Low Density Mixed Use

Property to the North Liberty Baptist Church Low-Density Residential

DC Event Rentals

Army Navy Outdoor Center
SURROUNDING Vacant Land
Low-Density Mixed-Use

LAND USE Property to the South
Wildwood Estates Medium Density Residential
DESIGNATION
Valley Hill Station
Low-Density Residential
Property to the East
Victory Worship Center
High Density Residential

Vacant Land
Low Density Mixed Use
Stockbridge Plaza
Property to the West
J.P. Upchurch Properties
Low Density Residential
SURROUNDING LAND USE
DENSITIES

Subdivision/Development Units Estimate Density Per Acre
Valley Hill Station 126 1.82 units per acre
Templar Development 98 9.9 units per acre
Wildwood Estates 169 2.84 units per acre
Pineywoods 31 1.79 units per acre
Sentry Oaks 30 1.93 units per acre
Springwood Valley 58 1 unit per acre
576 Davis Road 165 6 units per acre
Victory Worship Center 56 5.65 units per acre
JP Upchurch Properties 40 1 unit per acre
SURROUNDING
LAND USE
DENSITIES MAP
Staff Analysis
(Section 9.2.7 of The
Unified
Development Code)
Staff Analysis
(Section 9.2.7 of The Population Goals: To attract new, diverse residents.

Unified Development Code) Population Policies: Maintain a family friendly environment and focus on attracting and retaining young
adults.

Housing Goals: To provide a variety of housing choices to suit the changing needs and lifestyles of City
residents.
1. Consistency with the Comprehensive
Plan. Housing Policies: Provide a mixture of housing options to attract young professionals, singles, and small
families.
The request to assign the Future Land Use
designation of High-Density Mixed-Use is Future Land Use Goals:
necessary because the PUD zoning district
To ensure that new developments promote a better sense of place and preserve valued elements of
is compatible with all the Land Use community character.
Designations in the city, which includes the
proposed High-Density Mixed-Use To establish land use designations that meet the needs of the City and are consistent with the new UDC.
designation. In addition, the proposed
Future Land Use Policies:
mixed-use development is consistent with
the policy goals that are found in the Encourage development of a rational network of commercial nodes to meet the service needs of citizens
current City of Stockbridge Comprehensive while avoiding unattractive and inefficient strip development along major roadways.
Plan that are found on pages 42 and 44. Encourage mixed-use development to promote a live, work, play concept.
Support increases in density where community design standards, environmental constraints, and available
infrastructure capacities can accommodate the increased density.
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

2. Relation to the Zoning of the Property: The subject property is currently zoned C-3 (Heavy Commercial). The zoning
designation of C-3 provides areas for commercial activities that generate heavy traffic or require transportation of bulky
materials. Typical developments in a C-3 District include automobile sales and repair, building supply establishments, parking
garages, warehouses and storage buildings, and trade shops. The 2024 Comprehensive Plan identifies C-3 zoning districts as
compatible with light and heavy industrial Future Land Use designations. The current zoning of C-3 is not compatible with the
proposed use; therefore, the rezoning request from C-3 to PUD is necessary. The applicant’s request of rezoning the subject
property from C-3 (Heavy Commercial) to PUD (Planned Unit Development) is compatible with the other surrounding land use
designations that are adjacent to the subject property, which includes the existing Valley Hill Station subdivision located to the
east. Page 45 of the 2024 Comprehensive Plan identifies the PUD zoning district as being compatible with all the Future Land
Use designations including the requested High-Density Mixed-Use designation. The applicant has requested the rezoning of the
property to the PUD zoning district to accommodate the proposed mixed-use development.
3. Suitability of the Site’s Location: The applicant is proposing 98 dwelling units on 9.9 total acres with a density of 9.9 dwelling
units per acre. This proposed development has a higher density than most of the nearby residential areas. A proposed
townhome development at 576 Davis Road will have a density of 6 units per acre. The remaining nearby residential areas are
single family subdivisions with densities ranging from 1 unit per acre to 2.84 units per acre. The surrounding area also includes
various commercial shopping areas, and Walmart is located less than a mile south. This mix of residential and commercial
areas is compatible with the PUD zoning and High-Density Mixed-Use future land use designation. The requested 9.9 units per
acre by the applicant is therefore consistent with the surrounding land use densities in the area.
Staff Analysis
(Section 9.2.7 of The Unified Development Code)

4. Maintaining the Current Land Use Designation: The current Future Land Use designation of Low-
Density Mixed-Use only allows for densities under 3.99 units per acre according to the 2024
Comprehensive Plan. Given the proposed density of 9.9 units per acre, this Future Land Use
designation would not be compatible. The 2024 Comprehensive Plan intends for the High-Density
Mixed-Use Future Land Use designation to allow for commercial areas to be located around major
intersections while incorporating high density residential uses. The proximity of the existing mixed-
use development, retail shopping center, Walmart, a church, and several subdivisions make the
requested High-Density Mixed-Use Future Land Use Designation an appropriate future land use for
the subject property. Additionally, it is suitable for a mixed-use development to be located along a
minor arterial road, such as Highway 42.
This Staff Report has demonstrated that the requested
Comprehensive Plan Amendment via CP-2025-02
Staff would be necessary and desirable for the subject
property in conjunction with the requested rezoning of
Recommendation RZ-2025-03 to rezone from ‘C-3’ (Heavy Commercial)
to ‘PUD’ (Planned Unit Development). Therefore, the
Planning and Zoning staff recommends APPROVAL.
PowerPoint
Presentations
For RZ-2025-03
Applicant’s Request

• Rezone from ‘C-3’ (Heavy Commercial)
and ‘PMU’ (Parkway Mixed-Use)
Overlay District to ‘PUD’ (Planned Unit
Development) Master Plan and ‘PMU’
(Parkway Mixed-Use) Overlay District
to allow for the development of
townhomes and office space.
SURROUNDING ZONING PROPERTY INFORMATION

Location Existing Zoning Existing Land Use

Vacant Land C-3 (Heavy Commercial District)
Property to the North
Liberty Baptist Church RR (Rural Residential)

DC Event Rentals C-3 (Heavy Commercial District)

Army Navy Outdoor Center C-2 (General Commercial)
Property to the South
Vacant Land C-3 (Heavy Commercial District)

Wildwood Estates SR (Suburban Residential)

Valley Hill Station PUD (Planned Unit Development)
Property to the East
Victory Worship Center MFR (Multi-Family Residential)

Vacant Land C-2 (General Commercial)

Stockbridge Plaza C-2 (General Commercial)
Property to the West
SR (Suburban Residential)
J.P. Upchurch Properties
CCR (City Center Residential)
Staff Analysis (Section 9.2.1 C of The
Unified Development Code)
Staff Analysis 1. Consistency with the Comprehensive Plan: The proposed 98-
townhome development on 9.90 acres exceeds the current Low-
(Section 9.2.1 C Density Mixed Use designation, which only allows up to 3.99
units per acre. To align with the City's goals and accommodate
of The Unified the higher density, a change to High-Density Mixed Use is
requested. This designation better supports the townhomes,
Development planned office space, and walkable community design.
Although nearby neighborhoods have lower densities (1–2.84
Code) units/acre), recent developments like the Victory Worship
Center townhomes (5.65 units/acre) show a shift toward higher-
density housing in the area. The project supports several 2024
Comprehensive Plan goals, including increasing housing
diversity, promoting economic development with an office
component, using land efficiently, and encouraging innovative,
mixed-use communities through PUD zoning.
Staff Analysis 2. The relation that the proposed rezoning amendment bears to the
purpose of the overall zoning scheme with due consideration given

(Section 9.2.1 to whether or not the proposed change will help carry out the
purposes of the City of Stockbridge Zoning Code. The rezoning to PUD
allows townhomes, supports city growth, and fits the surrounding mix of
C of The residential and commercial areas. It includes green space to reduce
conflicts and offers modern housing for families, professionals, and
Unified retirees. To manage traffic, the development has a three-lane entrance
to a major highway, a well-designed internal road system, and sidewalks
Development 3.
for pedestrians.
Potential positive effects of the rezoning amendment on the
Code) character of the proposed zoning district, a particular piece of
property, neighborhood, a particular area, or community: The
rezoning from C-3 to PUD will create a balanced mix of commercial
and residential uses, benefiting the community. The 98-townhome
development offers diverse housing options, promotes walkability with
sidewalks, and supports improved infrastructure.The mixed-use design,
including office space, encourages a live-work environment, reducing
commute times and traffic congestion. The PUD zoning fits well with
surrounding residential and commercial areas, providing a smooth
transition in density while enhancing community growth and
connectivity.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)

4. The physical conditions of the site relative to its capability to be developed as requested,
including topography, drainage, access, and size and shape of the property: The subject property
exhibits physical conditions that support the proposed mixed-use development. The topography of the
property is leveled, which reduces the need for extensive grading. The proposed site benefits from
direct access to North Henry Boulevard, which is a major roadway that supports connectivity. In
addition, the size and shape of the subject property accommodates the proposed 98 townhome units
with efficient space for internal circulation and open area. Any additional concerns will be reviewed
during the plan review process.
5. The impact upon adjacent property owners should the request be granted: The proposed mixed-
use development will benefit the community by adding modern townhomes, providing diverse housing
options for young professionals and families. It creates a balanced blend of residential spaces while
improving infrastructure with a three-lane entrance and dedicated turning lanes to ease traffic
congestion. A five-foot sidewalk enhances walkability, making the area more pedestrian-friendly.
Additionally, the higher population density will boost local businesses, increasing demand for stores,
salons, and major retailers, helping to strengthen the surrounding commercial area.
Staff Analysis (Section 9.2.1 C of The Unified
Development Code)
6. The potential impact of the rezoning on City infrastructure including water and sewage system:
The proposed development will have an impact on the City’s water and sewage infrastructure, but
available capacity appears to be sufficient. According to the Clayton County Water Authority, which
was received on January 27, 2025, a 6-inch water main located along North Henry Boulevard and an
8-inch sewer main located at Old Atlanta Road can provide services to the development, while the
treatment facilities are operating well below its capacity. However, the capacity is not guaranteed
until it is purchased, and its final approval depends on its compliance with Clayton County Water
Authority, State EPD, and Federal EPA regulations. A stormwater pond will be installed to control
potential runoff.
7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and
vehicular circulation and traffic volumes. The proposed mixed-use development includes a three-
lane entrance connecting to State Route 42/U.S. Highway 23, helping to improve traffic flow. Based
on the latest transportation data, the project is expected to generate 558 daily trips, with peak hours
seeing 43 trips in the morning and 45 in the evening. A right-turn lane will ensure safe vehicle
separation, and a hammerhead near Old Atlanta Road will improve maneuverability. Additionally, a
gated entrance with a KnoxBox will restrict cut-through traffic, preserving local circulation and
reducing congestion in surrounding neighborhoods.
Latest trip rates for townhomes: Trip Rate (per unit): 5.81
trips/unit/day

• {Trip Rate} X {Number of Units} = {Total Trips}
• 5.81 X 98 units = 558 total daily trips

Peak hour trip generation rates for townhome developments:
Trip • AM Peak Hour: 0.44 trips per unit; 0.44 x 98 units = 43 trips
Generation • PM Peak Hour: 0.52 trips per unit; 0.52 x 98 units = 51 trips

Overview AM Peak Hour: 0.44 × 98 = 43 trips
• - 25% Inbound: 11 trips (43 x .25 = 11 vehicles inbound)
• - 75% Outbound: 32 trips (43 x .75 = 32 vehicles outbound)

• PM Peak Hour: 0.52 × 98 = 45 trips
• - 63% Inbound: 28 trips (45 x .63 = 28 vehicles inbound)
• - 37% Outbound: 17 trips (45 x .37 = 17 vehicles outbound)
Time Period Formula Total Inbound Outbound
Used Trips Trips Trips
Daily Trips 5.81 × 98 558 trips - -
AM Peak 0.44 × 98 43 trips 11 trips 32 trips
Hour (25%) (75%)
PM Peak 0.52 × 98 45 trips 28 trips 17 trips
Hour (63%) (37%)

Trip Generation Estimates Table
Daily AM Peak PM Peak
Development Units
Trips (In/Out) (In/Out)

Templar
98 (TH) 558 43 (11 / 32) 45 (28 / 17)
Development

Valley Hill Station 126 (SF) 732 56 (15 / 41) 66 (42 / 24)

Wildwood Estates 169 (SF) 982 75 (20 / 55) 88 (56 / 32)
Trip
Generation Pineywoods 31 (SF) 180 14 (4 / 10) 16 (10 / 6)

Summary Sentry Oaks 30 (SF) 174 13 (4 / 9) 15 (9 / 6)

(Residential Springwood Valley 58 (SF) 337 26 (7 / 19) 30 (19 / 11)
Developments)
576 Davis Road 165 (TH) 958 73 (18 / 55) 86 (54 / 32)

Victory Worship
56 (TH) 325 24 (6 / 18) 29 (18 / 11)
Center

JP Upchurch
40 (SF) 232 18 (5 / 13 est.) 21 (13 / 8 est.)
Properties
8. The merits of the requested change in zoning relative to any
Staff Analysis other guidelines and policies for development, which the
Planning Commission and City Council may use in furthering the
(Section 9.2.1 C objective of the comprehensive plan: The rezoning from C-3 to
PUD supports the City of Stockbridge’s plan by adding housing
of The Unified options and creating a smooth transition between commercial
areas and neighborhoods. The 98-townhome development expands
Development residential choices near major roads and shopping centers while
reducing traffic, noise, and environmental impact, making it a better
Code) 9.
fit for nearby communities.
The ability of the subject land to be developed as it is presently
zoned: The area already has many auto-related businesses, and
adding more would increase congestion with limited benefits.
Rezoning to PUD would allow a mixed-use development that
promotes walkability, reduces traffic, and supports the City's long-
term economic goals.
STAFF RECOMMENDATION

The Planning and Zoning staff recommends approval to rezone the subject property from C-3 (Heavy
Commercial) to PUD (Planned Unit Development) under the following conditions:
1. The subject property shall be developed according to a revised site plan which was prepared by
Atwell, LLC. on April 7, 2025. The title is Rezoning Site Plan: North Henry Boulevard Tract.
2. The proposed mixed-used development shall adhere to the architectural renderings submitted with
the application on March 10, 2025, including the use of brick as the exterior material.
3. The developer shall install black streetlight poles.
4. Decorative streetlights shall be installed along the frontage of North Henry Boulevard.
5. Flock cameras shall be installed at the entrance of the mixed-use development.
STAFF RECOMMENDATION

6. The developer shall adhere to the MFR (Multiple Family Residential District) development standards
found in Section 2.4.4. of the Stockbridge Unified Development Code. In addition, the developer shall
adhere to the PMU (Parkway Mixed Use Overlay District) found in Section 2.5.2 E of the Stockbridge
Unified Development Code.
7. The developer shall include one or more central trash facility.
8. A mandatory townhome HOA shall be established.
9. The developer shall comply with all the Clayton County Water Authority, State EPD, and federal EPA
requirements to provide water and sewer facilities for the mixed-used development.
10. Access to Old Atlanta Road shall be restricted to emergency vehicles only. A gate with a KnoxBox shall
be installed to prevent general traffic flow while ensuring emergency access, as required by the Fire
Marshal.
11. The HOA shall occupy no more than 50% of the office building.
12. A 25-foot buffer shall be established alongside the northern, southern, and eastern portion of the
subject property.
Henry County, GA

Overview

Legend
Parcels
Roads

1,427 ft

Parcel lines depicted on the maps do not re ect 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: 4/9/2025
Last Data Uploaded: 4/9/2025 1:10:03 AM

Developed by
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Senior Planner

CC: R. Ryan Anderson, Community Development Director

DATE: April 17, 2025 (Planning Commission)

May 12, 2025 (Mayor and Council)

Subject: RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta
Road, south of Valley Hill Road)

I. Purpose

Consider a request to rezone Parcel #029-01011001, located between North Henry Boulevard
and Old Atlanta Road, south of Valley Hill Road, from ‘C-3’ (Heavy Commercial) and ‘PMU’
(Parkway Mixed-Use) Overlay District to ‘PUD’ (Planned Unit Development) Master Plan and
‘PMU’ (Parkway Mixed-Use) Overlay District to allow for the development of townhomes and
office space.

II. Project Information

Mixed-use development that will include 98 units and
Proposed Development
office space

The subject property is located between North Henry
Site Address Boulevard and Old Atlanta Road, south of Valley Hill
Road.

Parcel Identification 029-01011001

Parcel Acreage 9.23
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Templar Development, LLC
Applicant

Agent: Battle Law, P.C.

William B Gilmore & Miriam D M Gilmore
Owner:

Current Zoning of Property: C-3 (Heavy Commercial District)

Requested Zoning of Property: PUD (Planned Unit Development)

Current Use of Property: Vacant and heavily wooded

SURROUNDING ZONING PROPERTY INFORMATION

Location Existing Zoning Existing Land Use

Vacant Land C-3 (Heavy Commercial District)
Property to the North
Liberty Baptist Church RR (Rural Residential)

DC Event Rentals C-3 (Heavy Commercial District)
Army Navy Outdoor Center
C-2 (General Commercial)
Property to the South
Vacant Land
C-3 (Heavy Commercial District)
Wildwood Estates
SR (Suburban Residential)

Valley Hill Station PUD (Planned Unit Development)
Property to the East
Victory Worship Center MFR (Multi-Family Residential)

2|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

C-2 (General Commercial)
Vacant Land
C-2 (General Commercial)
Property to the West Stockbridge Plaza

J.P. Upchurch Properties SR (Suburban Residential)
CCR (City Center Residential)

III. Finding of Facts

1. The applicant has also applied for a Comprehensive Plan Amendment to change the future
land use designation from Low Density Mixed Use to High Density Mixed Use.

2. The vicinity of the proposed development is mostly residential and commercial with the
following zoning districts: PUD (Planned Unit Development), MFR (Multi-Family Residential),
C-3 (Heavy Commercial District), C-2 (General Commercial), RR (Rural Residential), SR
(Suburban Residential), and CCR (City Center Residential).

3. The proposed development has frontage on North Henry Boulevard (State Route 42/U.S.
Highway 23), which is classified as a minor arterial road by the Georgia Department of
Transportation State Functional Classification Map.

4. The proposed development is surrounded by the following developments: Valley Hill Station,
Victory Worship Center, Wildwood Estates, Pine Hills Mobile Home Park, 576 Davis Road
(Townhomes), J.P. Upchurch Properties, Sentry Oaks, and Springwood Valley.

3|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

IV. Maps, Site Plan, and Renderings

Aerial Photo of Proposed Development on North Henry Boulevard

4|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Aerial Photo with Site Plan

5|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Zoning Map of Parcel #029-01011001

6|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Survey of Parcel #029-01011001

7|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Site Plan of Proposed Development

8|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Development Data of Proposed Development

9|Pa ge
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Elevations of Proposed Development

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#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

V. Analysis

Project Description

Templar Development LLC is proposing a thoughtfully designed mixed-use residential community
located on the western side of North Henry Boulevard. Spanning 9.90 acres, this development is
planned to include 98 two-story attached townhome units, achieving a residential density of
approximately 9.90 units per acre. The project integrates essential infrastructure improvements,
including a stormwater management facility and a lift station operated by Clayton County Water
Authority, ensuring sustainable utility support. Additionally, the site incorporates a hammerhead
turnaround to optimize traffic circulation and enhance emergency vehicle access.
Open spaces and community amenities such as a 5’ mulch walking trail, tot lot, and dog park are
designed to foster an active and engaging residential environment. With a well-defined internal
roadway network featuring a 50’ right-of-way and 28’ back-of-curb to back-of-curb width, the
development supports efficient mobility while maintaining a pedestrian-friendly atmosphere,
including a planned 10’ concrete sidewalk along SR 42/US 23.
Lot sizes within the development are expected to range from approximately 1,200 to 1,500 square
feet per unit, ensuring efficient land use while providing adequate space for comfortable
residential living. Setback requirements for the development include a 10-foot front yard setback
along the exterior, a 5-foot side yard setback along the exterior, and a 10-foot distance between
the buildings, providing adequate separation and privacy.
Architecturally, the townhomes are designed with a cohesive aesthetic, featuring two-story
elevations, two-car garages, and brick as the primary exterior material, ensuring both durability
and an attractive streetscape throughout the development.
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. Consistency with the Comprehensive Plan.

The subject property is currently designated as Low-Density Mixed Use, which allows for a mixture
of both residential and limited non-residential uses at a low intensity. However, the proposed
development, which features 98 townhomes at 9.90 units per acre exceeds the required density of
the Low-Density Mixed Use which is 1 to 3.99 units per acre. Thus, the requested change to High
Density Mixed Use better aligns with the Comprehensive Plan’s goal for accommodating higher-
density residential development with commercial use, fostering a more walkable community. The
proposed development includes internal open space, appropriate buffers and promotes mixed-use
character development through the addition of office space, which supports the overall intent of
the High-Density Mixed-Use designation.

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#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

The surrounding areas are currently designated as Low-Density Mixed Use, Low Density
Residential, and Medium Density Residential. The proposed density of 9.90 units per acre is higher
than the nearby subdivisions, which are Valley Hill Station (1.82 units per acre), Wildwood Estates
(2.84 units per acre), Pineywoods (1.79 units per acre), Sentry Oaks (1.93 units per acre),
Springwood Valley (1 unit per acre), and J.P. Upchurch Properties (1 unit per acre). It is also higher
than the incoming townhomes located at Victory Worship Center, which has a modest density of
5.65 units per acre and 576 Davis Road which is 6 units per acre. The addition of the incoming
Victory Worship Center townhomes shows that high-density development already exists in the
surrounding area, making the proposed development an appropriate transition toward higher-
intensity land uses.

In terms of the goals of the 2024 City of Stockbridge Comprehensive Plan, the proposed
development fulfills several policy objectives. First, it supports the Plan’s goal of expending housing
diversity by including townhome units, which provides an alternative to the nearby subdivisions of
Valley Hill Station, Wildwood Estates, Pineywoods, Sentry Oaks, J.P. Upchurch Properties, and
Springwood Valley. Second, the addition of the 1,296-square-foot office building addresses the
city goals of fostering economic vitality by creating employment opportunities and integrating
commercial services within the surrounding neighborhoods. Third, the development reflects the
Comprehensive Plan’s focus on efficient land use since it maximizes the 9.90-acre parcel of land
by multiple uses in a manner that supports both residential and commercial growth. In addition,
the requested PUD zoning adheres to the Comprehensive Plan’s goal of encouraging flexible,
innovative development that adapts to the unique characteristics of the development and its
surrounding area.

2. The relation that the proposed rezoning amendment bears to the purpose of the overall
zoning scheme with due consideration given to whether or not the proposed change
will help carry out the purposes of the City of Stockbridge Zoning Code.

The requested rezoning of the subject property to PUD is necessary because the proposed
townhomes are not permitted under the property’s current C-3 (Heavy Commercial District).
Moreover, the requested rezoning is consistent with and supports the goals outlined in the City of
Stockbridge Unified Development Code. The overall goal of the Stockbridge Unified Development
Code is promoting the growth of the City of Stockbridge, ensuring that the land use patterns are
compatible with the surrounding area while fostering economic development, enhancing the quality
of life for residents, and protecting the public health, safety, and welfare. The rezoning to PUD
aligns with the objectives of the Stockbridge Unified Development Code by offering a more flexible
and integrated developed approach that addresses the needs of the surrounding areas.

The proposed development is surrounded by a mixture of residential and commercial uses
including the PUD (Planned Unit Development), MFR (Multi-Family Residential), C-3 (Heavy
Commercial District), C-2 (General Commercial), RR (Rural Residential), and SR (Suburban
Residential) zoning districts. The requested PUD zoning provides a thoughtful transition between
the commercial uses (C-3 (Heavy Commercial District), C-2 (General Commercial) and the low-
residential areas (MFR (Multi-Family Residential), RR (Rural Residential), SR (Suburban
Residential), and CCR (City Center Residential) incorporating both buffers and green space to
reduce conflict. In addition, the proposed townhomes will provide modern high quality housing
options that can increase homeownership opportunities and accommodate various demographics
including younger families, professionals, and retirees.

12 | P a g e
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

The proposed development aligns with the goals outlined in the Stockbridge Unified Development
Code by minimizing traffic congestion by incorporating a well-planned access system. The
proposed development includes a proposed three-lane entrance connecting to State Route 42/
U.S. Highway 23, a major roadway with significant traffic volume. The proposed entrance will
facilitate smooth egress and ingress and will ensure that future residents entering or exiting the
community do not disrupt traffic flow. The proposed internal road network, which is designed with
50 foot right of ways and 28-foot-wide streets will accommodate residential traffic while maintaining
a safe and efficient flow. The five-foot internal sidewalk promotes pedestrian movement and
reduces unnecessary trips for short distances. As a result, the proposed development will disperse
traffic, alleviate traffic congestion, and enhance the overall transportation efficiency within the
vicinity of the area.

3. Potential positive effects of the rezoning amendment on the character of the proposed
zoning district, a particular piece of property, neighborhood, a particular area, or
community.

The proposed rezoning of the subject property from C-3 (Heavy Commercial District) to PUD
(Planned Unit Development) is expected to generate positive effects on the surrounding properties
and the overall community. By transitioning from heavy commercial to a well-planned mixed-use
development, the requested rezoning will create a balanced land use pattern that fosters a
relationship between the commercial and residential uses. The 98-townhome development will
provide various housing options for individuals or families who are looking into moving to the city.
With a higher density of 9.90 units per acre, the surrounding area may benefit from improved
infrastructure such as roads and an additional sidewalk can improve the walkability in the area in
various ways. The installation of sidewalks will help create walking routes for residents living in the
vicinity of the area.

The combination of residential and office building within the proposed mixed-use development
fosters a live-work environment that enhances the community by reducing commute times and
supporting local economic growth. With the addition of the office space within the proposed mixed-
use development, residents can work from home, which can lead to less traffic congestion and
improve the quality of work-life balance.

The requested PUD (Planned Unit Development) complements the existing mixture of residential
and commercial uses that are in the vicinity of the area. The diverse zoning districts in the
surrounding area, such as PUD (Planned Unit Development), MFR (Multi-Family Residential), C-
3 (Heavy Commercial District), C-2 (General Commercial), RR (Rural Residential), SR (Suburban
Residential), and CCR (City Center Residential), provides a complementary blend of uses that can
promote a balanced community with a mixture of housing types and green spaces. The proposed
density of 9.90 units per acre integrates well with the surrounding residential areas while
maintaining a low to moderate density in contrast to either intense commercial or heavy industrial
uses. This proposed development is thoughtfully designed to act as a seamless transition between
the single-family detached neighborhoods of Valley Hill Station, Wildwood Estates, J.P. Upchurch
Properties, and the Pine Hills Mobile Home Park, as well as the townhomes at 576 Davis Road
and Victory Worship Center, and the surrounding higher-intensity commercial areas, facilitating a
gradual shift in density and scale.

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#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

4. The physical conditions of the site relative to its capability to be developed as
requested, including topography, drainage, access, and size and shape of the property.

The subject property exhibits physical conditions that support the proposed mixed-use
development. The topography of the property is leveled, which reduces the need for extensive
grading. The proposed site benefits from direct access to North Henry Boulevard, which is a major
roadway that supports connectivity. In addition, the size and shape of the subject property
accommodates the proposed 98 townhome units with efficient space for internal circulation and
open area. Any additional concerns will be reviewed during the plan review process.

5. The impact upon adjacent property owners should the request be granted.

The proposed mixed-use development is poised to bring several benefits to adjacent property
owners. By introducing modern townhomes, the project diversifies housing options in the area,
appealing to young professionals and families seeking alternatives to traditional single-family
homes. This blend of townhomes and single-family residences fosters a balanced and sustainable
community.

Additionally, the development includes a three-lane entrance with direct access to State Route
42/U.S. Highway 23, which may facilitate roadway improvements such as dedicated turning lanes,
ultimately reducing traffic congestion. The inclusion of a five-foot sidewalk within the community
enhances walkability, promoting a pedestrian-friendly environment for residents.

The increased population density can also stimulate local economic activity by driving demand for
nearby businesses along North Henry Boulevard. Small businesses, including convenience stores,
salons, and major retailers such as Walmart, may experience heightened patronage. The addition
of 98 townhome units is expected to generate a positive economic impact on shopping centers
such as Stockbridge North Shopping Plaza, Mays Corner, Mays Crossing, and Walmart Shopping
Center, further contributing to the vitality of the surrounding commercial area.

6. The potential impact of the rezoning on City infrastructure including water and sewage
system.

The proposed development will have an impact on the City’s water and sewage infrastructure, but
available capacity appears to be sufficient.

According to the Clayton County Water Authority, which was received on January 27, 2025, a 6-
inch water main located along North Henry Boulevard and an 8-inch sewer main located at Old
Atlanta Road can provide services to the development, while the treatment facilities are operating
well below its capacity. However, the capacity is not guaranteed until it is purchased, and its final
approval depends on its compliance with Clayton County Water Authority, State EPD, and Federal
EPA regulations. A stormwater pond will be installed to control potential runoff.

7. The impact of the proposed amendment on adjacent thoroughfares and pedestrian and
vehicular circulation and traffic volumes.

The proposed mixed-use development will include a three-lane entrance directly connecting to
State Route 42/U.S. Highway Route 23, ensuring smoother traffic in and out of the community.
Based on the estimated trip generation from utilizing the latest version of the Institute of

14 | P a g e
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

Transportation Engineers (ITE) Trip Generation Manual (11th edition) released in 2021, the
proposed development is estimated to add 558 total daily trips with a peak hour of 43 trips in the
morning and 45 trips in the evening.

The trip generation estimates for the Templar Development (98 townhomes) are calculated using
the following formula:

• Latest trip rates for townhomes: Trip Rate (per unit): 5.81 trips/unit/day

• {Trip Rate} X {Number of Units} = {Total Trips}

• 5.81 X 98 units = 558 total daily trips

• Peak hour trip generation rates for townhome developments:

▪ AM Peak Hour: 0.44 trips per unit; 0.44 x 98 units = 43 trips

▪ PM Peak Hour: 0.52 trips per unit; 0.52 x 98 units = 51 trips

ITE’s Observed Directional Splits

• Based on national traffic studies in suburban areas, typical directional splits for
townhomes are:

• Total Trips: 98 × 0.44 = 43 trips in the AM Peak Hour

▪ AM Peak Hour: 25% inbound, 75% outbound;

▪ 43 x .25 = 11 vehicles inbound.

▪ 43 x .75 = 32 vehicles outbound.

• Total Trips: 98 × 0.52 = 45 trips in the PM Peak Hour
▪ PM Peak Hour: 63% inbound, 37% outbound

▪ 45 x .63 = 28 vehicles inbound

▪ 45 x .37 = 17 vehicles outbound

The table below provides a detailed breakdown of trip generation estimates for the proposed
Templar Mixed-Used Development (98 townhomes):
Templar Development Trip Generation Estimates

Time Period Formula Used Total Trips Inbound Trips Outbound Trips

Daily Trips (5.81 \times 98) 558 trips - -

AM Peak Hour (0.44 \times 98) 43 trips 11 trips (25%) 32 trips (75%)

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#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

PM Peak Hour (0.52 \times 98) 45 trips 28 trips (63%) 17 trips (37%)

Based on the trip generation estimates from the latest edition of the Institute of Transportation
Engineers (ITE) Trip Generation Manual (11th edition), the table above indicates that the proposed
mixed-used development is projected to result in a moderate increase in traffic on State Route 42
/US. Highway 23. Section 16.3.D 6 of the Stockbridge Unified Development Code states that
subdivisions with a single access point must have a three-lane entrance including a right turn lane
with a 75-foot radius for safer vehicle separation. Thus, the addition of the three-lane entrance with
a right turn lane will ensure smoother transition onto State Route 42 and US. Highway 23 while
supporting both vehicle and pedestrian circulation.

The site plan also features a hammerhead near the existing cul-de-sac on Old Atlanta Road,
adjacent to the Valley Hill Station subdivision, designed to improve vehicle maneuverability and
enhance traffic control. This hammerhead provides a designated space for vehicles to turn around
efficiently, reducing congestion and improving overall circulation within the area.

Additionally, a gate with a KnoxBox will be installed to regulate traffic flow and prevent cut-through
traffic from entering the Valley Hill Station subdivision. This measure will help maintain the integrity
of local traffic patterns by restricting unauthorized vehicular movement, ensuring that neighborhood
streets remain primarily accessible to residents and approved visitors.

8. The merits of the requested change in zoning relative to any other guidelines and
policies for development, which the Planning Commission and City Council may use in
furthering the objective of the comprehensive plan.

The requested rezoning from C-3 (Heavy Commercial District) to PUD (Planned Unit
Development) aligns with the overall intent of the 2024 City of Stockbridge Comprehensive Plan
by promoting housing diversity while creating a transition between the commercial areas and
existing neighborhoods. The proposed mixed-use development, which includes 98 townhomes,
introduces a moderate-density housing option, which aligns with the City’s goals of expanding its
residential choices near major roadways like State Route 42 and US. Highway 23 and commercial
centers such as Stockbridge North Shopping Plaza, Mays Corner, Mays Crossing, and Walmart
Shopping Center. In addition, the transition from commercial to residential reduces the possibility
of high-traffic business, noise, and the environmental making the development more compatible
with the nearby subdivisions.

9. The ability of the subject land to be developed as it is presently zoned.

Currently, the subject property is zoned C-3 (Heavy Commercial), which allows heavy commercial
uses, such as automotive services, tire shops, and gas stations, and self-storage facilities.
However, rezoning the subject property to PUD (Planned Unit Development) makes sense
because the area is already saturated with automotive related businesses including Greenway
Auto Parts (5801 North Henry Boulevard), Auto Tek Customs - a Main Street Auto Shop (6041
North Henry Boulevard Suite A), Tire Solutions (6043 North Henry Boulevard Suite E), and
Fabulous Used Car (6075 North Henry Boulevard). Another addition of a gas station, auto shop,
or self-storage facility would increase traffic congestion and would offer limited economic growth.
On the other hand, a mixed-used development would support walkability, potentially mitigate traffic
congestion, foster a “live-work play” environment and would support the long-term economic goals
of the City.

16 | P a g e
#RZ-2025-03 For Parcel #029-01011001 (North Henry Boulevard and Old Atlanta Road, south of
Valley Hill Road)

VI. STAFF RECOMMENDATION

The Planning and Zoning staff recommends approval to rezone the subject property from C-3
(Heavy Commercial) to PUD (Planned Unit Development) under the following conditions:

1. The subject property shall be developed according to a revised site plan which was prepared
by Atwell, LLC. on April 7, 2025. The title is Rezoning Site Plan: North Henry Boulevard Tract.

2. The proposed mixed-used development shall adhere to the architectural renderings submitted
with the application on March 10, 2025, including the use of brick as the exterior material.

3. The developer shall install black streetlight poles.

4. Decorative streetlights shall be installed along the frontage of North Henry Boulevard.

5. Flock cameras shall be installed at the entrance of the mixed-use development.

6. The developer shall adhere to the MFR (Multiple Family Residential District) development
standards found in Section 2.4.4. of the Stockbridge Unified Development Code. In addition,
the developer shall adhere to the PMU (Parkway Mixed Use Overlay District) found in Section
2.5.2 E of the Stockbridge Unified Development Code.

7. The developer shall include one or more central trash facility.

8. A mandatory townhome HOA shall be established.

9. The developer shall comply with all the Clayton County Water Authority, State EPD, and
federal EPA requirements to provide water and sewer facilities for the mixed-used
development.

10. Access to Old Atlanta Road shall be restricted to emergency vehicles only. A gate with a
KnoxBox should be installed to prevent general traffic flow while ensuring emergency access,
as required by the Fire Marshal.

11. The HOA shall occupy no more than 50% of the office building to meet the PUD zoning
requirements of two types of uses (residential and office) for this property.

12. A 25-foot buffer shall be established alongside the northern, southern, and eastern portion of
the subject property.

17 | P a g e
1440-24-109

SOUTHEASTERN ENGINEERING, INC. THIS DRAWING AND ITS REPRODUCTION ARE THE PROPERTY OF THE ENGINEER AND MAY NOT BE REPRODUCED, PUBLISHED OR USED IN ANY WAY WITHOUT THE WRITTEN PERMISSION OF THIS ENGINEER
P.O.C. INTERSECTION OF THE
EASTERN RIGHT OF WAY OF SAID S.R. 42 (80' R/W) IPS
AND THE SOUTHERN RIGHT OF WAY LINE OF
VALLEY HILL ROAD (60' R/W)
PER DB 15410 PG 341 NOW OR FORMLY □ □ □
FEINGOLD MARILYN LOEB □

PID 029-010100000 □

584.58'
ZONED C3 - COMMERCIAL
G '31 "E 9' □

1,249.70' PER DB 15410 PG 341 N82°16 ' □
29 □

DOG PARK □ NOW OR FORMLY
24 □
ALTO ASSET COMPANY 5 LLC
IL
POINT OF BEGINNING IN G TRA TOT LOT
PID 029A01055000
WALK

CH '
5' MUL 9 2.7
Z IPS 24 PB 22 PG 29

C H=2 9 "E
10 75 LOT 5F
02' 4
24
ZONED PUD
14 °

GRID (GA WEST)
0 8
C B=S

4.31
29
' 75 5' □

R =7 8 .4 7 '
13 ' □
□ 1/2" IPF
75 □ □
L =2 9
10
' 12 2
STORMWATER 75

DATE
29
' 31
MANAGEMENT 24
11
FACILITY ' 75
24 ' 36
Z ' 24
24 10
G 75
' 24
' 15
' 21' '
24 ' 24 NOW OR FORMLY
50 9 10
10

124.61
' 75 YAMASA CO LTD

ISSUED DESCRIPTION
' ' 75 24
24 PID 029A01056000
18 DB 17898 PG 70-71
29
' 75
29
' ' 16 24 OPEN PB 22 PG 29
7 75
SPACE LOT 6F
75 ' /W ) 21'
Z ' 29 'R H 24 ZONED PUD

'39"W
50 5 MP '
5' 75
SE
D (2 ' 17

N08°11
PROPOSED LIFT 24
PO BOC 18 18 24
G 5 18
STATION (CLAYTON 75 PR OC 62
18
' 75
COUNTY WSA)
24
'B LK 7' 98 18
' 16
1/2" IPF
4 28 WA
E ' 18 42.22'
SID 24
' ' 6' 1/2" IPF
78 24
16

VALLEY HILL ROAD (60
29
' 75
' 7 7'
14
' 16 '
Z 31 24 49
NOW OR FORMLY 79
10
97 13 '

' R/W) CLOSED
AOK PROPERTIES LLC
19
10 '
31 ' '
24 NOW OR FORMLY
PID 029-010112005 ' ' 29 10 5'
26 7
DB 13652 PG 338-341 G 3 62
24
12' NICOLAS VANESSA
96 28' PID 029A01086000

NO R/W ABANDONMEN
PB 17 PG 76
75
' 85' DB 19282 PG 509-510
ZONED C2 - GENERAL COMMERCIAL 29
' 65 3 9' PB 23 PG 9
22'
21
24 OPEN

T DEED FOUND
9 ' LOT 7
10
11' 36
Z 75 75 SPACE ZONED PUD
18
' 18 '
21'
72'
32 '
53' No
10' CONCRETE SIDEWALK 1 '
24 66 24 R200' 20
79 23' ' '
PROPOSED ALONG SR 42/US 23. ' 18 '
G 75 4 9'
FINAL LOCATION TO BE
16
DETERMINED DURING LDP REVIEW. ' 24 28' 76'
67 95 IPS
31 ' 24 '
29 63 16 24
Z 5'
75
' 21 24' 1/2" IPF
5' 1'
24" CURB & GUTTER, 77'
24 1'
2' GRASS STRIP, AND 64 '
68 24' 12' 75'
6' SIDEWALK (TYP) R2 24
' 24 94 23'

TEMPLAR DEVELOPMENT
5705' ' 23'
00 24
75
' 22 10'
24'
24 24 75'
NOW OR FORMLY
G ' ' 77'
18 SHIELDS DENNIS & KATHY
63 16
3/8" IPF
69 24'
PID 029A01087000
DISTURBED 24 2' 93 24'

210 TRILITH PARKWAY

PROJECT OWNED/DEVELOPED BY: 24 HOUR CONTACT INFORMATION
' DB 3248 PG 266
Z 76 24' 23
' 50' 24'
24
10 75
54
' PB 23 PG 9

AY 23
23 LOT 8
62 15
' ' 70 24'
77'
14'
ZONED PUD
24'
75'
92 24'

HIGHW
SUITE 200
24'
24 ' 24 24'
75
32 ' 3'

42/ US
61
77'
G 40' 85'
OPEN 75'
26'

71
FAYETTEVILLE, GA. 30214
SPACE 28' 91 29'

ROUTE
37.8' 1/2" IPF DISTURBED
29'

0 PG 2
25 29'
77'
37 10'

STATE
DB 358
Z 23' 72' 35 '
75'
10'

PHONE: (678) 552-3741
36' 4 0' 71 29'
90 SITE DATA
80' R/W
29' 29'

FILE NAME: I:\CUSTOMERS_PROJECTS\1440 Templar Development\1440-24-109 North Henry Blvd Tract\Eng\Prelim\1440-24-109 Prelim Site.dwg PLOT STYLE: ---- PLOT DATE:4/7/2025 USER:KELLSI ALTMAN
29' NOW OR FORMLY
G 77' 26
30'
15'
RODRIGUEZ MARIA M V
DEVELOPER: TEMPLAR DEVELOPMENT, INC.
OFFICE
36'
60 10' PID 029A01088000
BLDG/ 9' 72
77'
75'
DB 12631 PG 340-341 210 TRILITH PARKWAY, SUITE 200
24' 89
24' GATHERING 9' 24'
24'
PB 23 PG 9
FAYETTEVILLE, GA. 30214
Z 10' 75' 77' 12' 27 24'
LOT 9
24'
18' ZONED PUD PHONE: (678) 552-3741
59 24' 77' 18'
16' 24' 73 24'
75' ENGINEER/ ATWELL, LLC
88 24'
SURVEYOR: 1850 PARKWAY PLACE, SUITE 650

S02°42'33"W
16' 24'
75' 77'
28
24'

604.97
19' 12'
29' 50' MARIETTA, GA 30067
58 29'
24'
77' 1/2" IPF DISTURBED
PHONE: 770.423.0807
9' 74 24' 75'
75'
87 24'
24' 38.88' TAX PARCEL 029-01011001
Z 10'

PROPOSED 50'
77'
29 24' 24' NUMBER:

'59"W
R/W
77'
29'

PROPOS
57 29' 75'
75

N08°20
29' 29' BOUNDARY: BOUNDARY SURVEY BY SEI, DATED OCTOBER 2024
ED
86 29' 29'

50 529.54'
50'

28' BOC-BOC (2 ' R/W
30 29' NOW OR FORMLY
TOPOGRAPHY:CLAYTON COUNTY GIS
G 77'
75' 10' 10'
77' THR GEORGIA LP

5 MPH)

© COPYRIGHT 2025 |
24'
75' PID 029A01089000

28' BOC-BOC (2
24' 56 24' 10' PB 23 PAGE 9 SITE/DISTURBED
Z 29' 9.90 ACRES

REZONING SITE PLAN
IO SK 76 29' LOT 10 AREA:
MAIL K 85 29'

5 MPH)
10' 29' ZONED PUD
75' 77' 31 29'
NUMBER OF
30' 98
LL. 90 12TH DISTRICT
24' LOTS:
10' 55 24'
24'
12' 77'
77 DENSITY: 98 LOTS / 9.90 ACRES = 9.90 UNITS PER ACRE

PROJECT LOCATED AT:
75'
24' 84 24' 10'
G 24'

DAVENPORT
NOW OR FORMLY 75' 18' 77'
32 24' FLOOD INFO: THIS SITE
NOTLOCATED WITHIN THE 100 YEAR
HOLEMAN JOSEPH A JR 29'
Z 22' FLOOD ZONE PER FEMA FLOOD PANELS #
CITY OF STOCKBRIDGE,
22'
12' 77'
PID 029-01012000 54 16' 18'
DB 14398 PG 298-299 78 24' 75' 1/2" IPF
13151C0067D, DATED 10-06-2016.
PB 20 PG 65
83 24' 24'
77' 16' 33 39.86'
16 ' 2 '
ZONED C2 - GENERAL COMMERCIAL 24'
5' 75' 1/2" IPF
EXISTING
6' SIDEWALK
77'
79 ZONING: C3 COMMERCIAL
HENRY COUNTY, GA.
24' 75'
82 24' 24'
OPEN
17' 8' 34 PROPOSED PUD - PLANNED UNIT DEVELOPMENT AND
G 78'
24'
OPEN SPACE
SPACE
00
77' 18' ZONING: PMU - PARKWAY MIXED USE
18'
R2
80 32' 18'
75'
(USE = SINGLE FAMILY ATTACHED HOUSING)
5' 29
16 22
81 NOW OR FORMLY
1/2" IPF
DEVELOPMENTMIN. EXTERIOR FRONT BUILDING SETBACK: 10'.
8' 35 32' 70'
8' SLOAN WARREN L & GRACE I
PID 029A01090000
STANDARDS:MIN. EXTERIOR SIDE BUILDING SETBACK: 5' MIN.
22
66' 8'
G 79
' 18
' 24
63' 22 '
R2
8' DB 18436 PG 49 1/2" IPF 10' REQUIRED BETWEEN BUILDINGS
61' PB 23 PG 9
LOT 11
TWO-CAR GARAGES PROPOSED - EACH UNIT
53 27
' 16'
PROPOSED 50' R/W ZONED PUD
75
27 28' BOC-BOC (25 MPH)
52 11
' 16'
Z 8' '
75
18' 2 4' R2
26'
11' 17' 24' 24' 24'
29
51 24' 29' NOW OR FORMLY RG
EGOI S T E R EI
' 29' 24'
11' 24'
G 18' 24' HARRIS EDWARD
10 79 24' 29'
24
50 75'
PID 029A01091000
DB 2982 PG 235
G R
E AD
49 75'
PB 23 PG 9 NO. 31277

ASPHALT
48 75' LOT 12 PROFESSIONAL
Z 47 75' 46 75'
45 75' A JR .
44 75'
E. W
40
' 50' 75' 43 75' 42 41 75' 75'
ZONED PUD
EN
40 39 75'
38 75'
37 YN G I N E E W
75' 36 75'
E MATTHE
40' 10'
OPEN 24' 10'
24'
WV
SPACE 21'
18' 32' ISSUED FOR:
CTP FOUND 24' 24' 24' 10'
Z 79.78' IPS
24' 29' 29' 24' REVIEW
24' 24' 24' 29'
489.96' N87°51'18"W 22'

Project No.: 1440-24-109
1/2" IPF ON LINE
4.09' EAST OF CORNER IPS Designed By: JJS
1" ROD FOUND
ON LINE Issue Date: 4/7/2025
Z 3/4" IPF ON LINE NOW OR FORMLY GRAPHIC SCALE
NOW OR FORMLY

DICKERSON HOMES LLC 40 0 40 80
NELSON GEORGE K & CHRISTA M PID S01-01001000
PID S01-02001001 DB 14250 PG 58
DB 10693 PG 16-17 PB 6 PG 226
ZONED C3 - COMMERCIAL LOT SR - SUBURBAN RES ( IN FEET )
1 inch = 40 ft.

1/2" IPF
THE UTILITIES SHOWN HEREON ARE FOR THE CONTRACTORS CONVENIENCE ONLY. THERE MAY BE OTHER UTILITIES NOT SHOWN ON THESE PLANS. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR THE LOCATIONS SHOWN AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY ALL UTILITIES WITHIN THE LIMITS OF THE WORK. ALL DAMAGE MADE TO EXISTING UTILITIES BY THE CONTRACTOR SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR. IT IS THE OWNER/DEVELOPER'S RESPONSIBILITY TO VERIFY EXISTING UTILITY CAPACITY PRIOR TO
INITIATING DESIGN. THE ENGINEER MAKES NO GUARANTEES, NEITHER EXPRESSED OR IMPLIED, REGARDING EXISTING UTILITY LOCATION, CAPACITY OR CONDITION.
