---
date: 2024-10-17
title: Planning Commission Agenda Packet
source: 2024-10/2024-10-17_Planning Commission_Agenda Packet.pdf
pages: 1
---

STOCKBRIDGE Planning Commission
PLANNING COMMISSION Meeting
BOARD MEMBERS
Agenda
Stanley Dumas, Chair
David Planchon
October 17, 2024 6:30 PM
Anthony Mitten, Vice-Chair
Harold Thibodeaux
Matthew Thomas
Jayden Williams

ADMINISTRATION
Ryan Anderson
Community Development Director

Keedra Jackson
Chief Planner

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

Gordon Linton, Planner I Website: www.stockbridgega.org

Phone: 770-389-7900
Valerie Ross, Attorney
Fax: 770-389-7912
AGENDA
PLANNING COMMISSION MEETING
CITY OF STOCKBRIDGE
THURSDAY, OCTOBER 17, 2024 6:30 PM

I. Roll Call
II. Call to Order
III. Invocation
IV. Pledge of Allegiance
V. Adoption of the Agenda
VI. Approval of Minutes
Approval of the Summary Minutes for the September 19, 2024 Planning
Commission Meeting.

OLD BUSINESS

Item # 1 - SPECIAL USE PERMIT CASE #SP-2024-02. (To be located in Council
District 4.)
NOTE: To be considered for a Board vote only since the public hearing was
already held on September 19, 2024.
Consideration of a Special Use Permit Request to allow a liquor store on
property at 106 Rock Quarry Road. Applicant: GRP, LLC. Agent: Girishkumar
Patel. The property is located in Land Lot 62 of District 12, and it contains 0.89
+/- acres.

Presented by: Keedra Jackson

NEW BUSINESS

Item # 1 - TEXT AMENDMENT CASE #TX-2024-06.
Consideration of an ordinance to amend Title 12 (Unified Development Code),
Section 3.2.14 (C); and to add Sections 3.2.14 (E), F, G, H, I, J, K, L, M, N, O, and
P of the Code of Ordinances, City of Stockbridge, Georgia relating to
convenience stores with automobile gasoline sales, so as to amend the distance
requirement from 4,500 feet to 800 feet, and to add additional requirements.
Presented by: Keedra Jackson
Page | 3

Item # 2 - TEXT AMENDMENT CASE #TX-2024-07.
Consideration of an ordinance to repeal Title 12, Sections 2.4.7, 2.5.3(F), 3.1,
3.2.24, and 15 of the Stockbridge Municode; to amend the Stockbridge Unified
Development Code (UDC), Sections 2.4.7, 2.5.3 (F), 3.1, 3,2,24, and 15; and to add
Section 3.2.41 under Chapter 3, Use Regulations of the Code of Ordinances, City
of Stockbridge, Georgia, relating to the Downtown District and the Downtown
Village Overlay District, by adding and removing certain uses from the list of
prohibited uses, and by allowing them to be permitted uses, provided that
certain requirements are met.
Presented by: Keedra Jackson

Item # 3 - PLANNING COMMISSION BOARD TRAINING.
In-house training for Planning Commission Board members.
Presented by:

STAFF COMMENTS

BOARD COMMENTS

ADJOURN

October 17, 2024 6:30 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900

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

SUMMARY MINUTES
PLANNING COMMISSION
THURSDAY, SEPTEMBER 19, 2024 AT 6:30 p.m.
BOARD MEMBERS: ADMINISTRATION:
Stanley Dumas, Chairman Ryan Anderson, Comm. Dev. Director
Anthony Mitten, Vice Chairman Valerie Ross, City Zoning Attorney
Harold Thibodeaux Keedra Jackson, Chief Planner
David Planchon Linda Logan, Senior Planner / PC Sect’y
Jayden Williams Gordon Linton, Planner I
Matthew Thomas
I. CALL TO ORDER – Made by Stanley Dumas at 6:30 p.m.

II. INVOCATION – Led by Jayden Williams.

III. PLEDGE OF ALLEGIANCE -- Done in unison.

IV. ROLL CALL (Taken by Linda Logan): Present: Absent:

~ Stanley Dumas ____X_____ ___________

~ Anthony Mitten ____ X_____ ___________

~ Harold Thibodeaux _____X_____ ___________

~ David Planchon ___________ ____ X_____

~ Jayden Williams _____X_____ ___________

~ Matthew Thomas _____X_____ ___________

City of Stockbridge, GA Planning Commission Summary Minutes for September 19, 2024

V. ADOPTION OF THE AGENDA

Stanley Dumas stated that he needed a motion to move Item #4 on the agenda to be
heard as Item #1. Harold Thibodeaux made a motion to adopt the agenda with that
change, and the motion was seconded by Matthew Thomas. A vote was taken, and
Harold Thibodeaux, Matthew Thomas, and Anthony Mitten all voted to approve the
motion. Jayden Williams stated that, before he voted, he wanted clarification for why
Item #4 was being moved to #1. [No reason was given at this point.] A vote was taken,
and the agenda was unanimously adopted. Mr. Dumas first said that Mr. Williams
abstained, but Mr. Williams then said that he did not abstain; rather, he asked for
clarification.

VI. APPROVAL OF MINUTES – August 15, 2024 Summary Minutes.

Anthony Mitten made a motion to adopt the minutes, and Harold Thibodeaux seconded
the motion. A vote was taken, and the minutes were unanimously adopted.

NOTE: Stanley Dumas thanked Anthony Mitten for filling in as Chairman at the last
Planning Commission meeting on August 15, 2024.

VII. ADOPTION OF NEW FUTURE LAND USE AND ZONING MAPS FOR 2024.
(Citywide.)
Consideration of the adoption of the new Future Land Use Map and the new Zoning
Map for 2024, which have been created by the Community Development
Department.

To be presented by the Community Development Staff.

Staff Presentation -- Jordyn Bucholtz, GIS Analyst, presented the proposed new
future land use and zoning maps. She gave a history of parcels that were rezoned,
annexed, or deannexed from the Stockbridge City Limits within the past year.

Board Action – None. Ryan Anderson stated that this was a presentation only, thus
no action was required by the Board.

VIII. REZONING CASE #RZ-2024-07 FOR THE PATRICK HENRY PARKWAY
MASTER PLAN. (To be located in Council District 5.)
Consideration of the Patrick Henry Parkway Master Plan, which was prepared by
the TSW consulting firm. It proposes a mixture of retail, commercial, residential,
and entertainment uses for areas along the southern end of Patrick Henry
Parkway, with some properties lying within the Stockbridge City Limits and others
lying within unincorporated Henry County.

City of Stockbridge, GA Planning Commission Summary Minutes for September 19, 2024

To be presented by the Community Development Staff.

Staff Presentation – Keedra Jackson presented this case. It is a Citywide rezoning.
She read a list of the eight parcels that are included in the Master Plan. The total
acreage is 41.68 +/- acres, and the parcels are zoned ‘RR’ (Rural Residential), and the
proposed rezoning is ‘PUD’ (Planned Unit Development) for a mixed-use development.
Ms. Jackson mentioned the potential benefits of this rezoning for mixed-use
development. Most of the City’s development happened many years ago, and the
proposed development would have definite impacts on its population. The City is in
need of new development, particularly mixed uses and commercial uses since many
residents currently have to go outside of the City for certain uses. Unincorporated
Henry County would also benefit from this development. The Master Plan is subject
to change; thus, the apartments which are shown might not be included. The currently
future land use designation is High-Density Mixed-Use, so therefore, the City would
not need to make changes to the property’s land use designation. The proposed
development would include hotels, townhomes, single-family homes, offices,
commercial, and retail uses. Ms. Jackson said that there could be some changes to
the Plan. The City of Stockbridge is proposing the rezoning of the parcels. The City is
seeking the approval of this Plan.

Board Comments and Staff Responses – Stanley Dumas asked Ms. Jackson what
she was asking the Board to approve – the Master Plan or the rezoning? Ms. Jackson
replied, the rezoning. Mr. Dumas stated that he understood that there were eight
parcels, but that not all of them are located in the City. Ms. Jackson replied that yes,
the eight parcels are all located in the City, but that the properties to the south, near
Holloway Road, are not. Mr. Dumas said that the Plan did not show which properties
are not located in the City. Ms. Jackson said that there are no plans at this time to
annex the properties near Holloway Road. There were four parcels which an applicant
wanted to annex into the City a few months ago, but the Henry County Board of
Commissioners denied the de-annexation of those parcels from Henry County.
However, the applicant still wants to annex those parcels, so that applicant might still
be coming to the Planning Commission. Ms. Jackson stated that the City is the
applicant of RZ-2024-07.

Ms. Jackson said that there could be some changes to the Master Plan. She said that
the same developer who was involved with the Bridges at Jodeco would be involved
in this development. Jayden Williams was opposed to apartments. Ms. Jackson said
that the City Manager has more information about this development, and that there
could be a rearrangement of the land uses. Mr. Williams asked about the five accesses
that are shown on the Plan, and he asked whether the Plan extended northward to the
Tru Hotel site. Ms. Jackson replied that no, the Plan does not go all the way to the Tru
Hotel site. Harold Thibodeaux asked for clarification on what was meant by a “concept
plan.” He mentioned other nearby developments that are coming. Ms. Jackson
explained that a concept plan is a visual representation of how different uses would be
arranged on a site. Mr. Thibodeaux said that therefore the Plan is not concrete. Ms.
Jackson replied that that was true, but that this was “in the works”, and, “forgive me,

City of Stockbridge, GA Planning Commission Summary Minutes for September 19, 2024

City Manager, if I say it wrong”, that there was a high possibility that this Plan would
happen. Jayden Williams asked about the proposed car dealership. Ms. Jackson said
that she believes that that might not happen, because the Staff has an alternative idea
that might work. Chairman Dumas asked for clarification on what the Board was being
asked to do. Ms. Jackson said that she was asking the Board to approve the rezoning.
She further stated that properties to the south lie within unincorporated Henry County,
and that the rezoning would be for the eight parcels which lie in the City. There are
currently no plans to annex the parcels which lie outside of the City. Ms. Jackson said
that the City of Stockbridge is the applicant. Mr. Dumas asked some parcels on
Holloway Road which he thought was the subject of a recent annexation. Ms. Jackson
replied that those parcels were recently denied by the Henry County Board of
Commissioners for de-annexation from the City. However, the applicant still wants to
annex them into the City, so that annexation application is likely to be coming to this
Board at some point.

Public Hearing for RZ-2024-07 -- Connie Snow of 426 Chase Marion Way. Ms.
Snow said that she lives in the Eagles Crest Subdivision off Holloway Road. She has
lived in this area for twenty years. Her son learned that the native American Indians
survived off this land because of the creeks and streams. (Her “Public Comment Card”
states that this development would cause “damage to schools, homes, &
environment.”) Ms. Snow said that there are tons of creeks and streams in this area,
and that this project would endanger the ecosystem in the area. Ms. Snow stated that,
per S.B. 612, her property and her neighborhood were among the list of properties to
be annexed into the City. Nobody has been clear to her on who was behind this
development, but tonight, she learns that it is the City. This development is within
walking distance of three schools. There is so much water in the area and so much
development that many properties would be damaged. There would be flooding to
many properties with this development. In 2018, her area was rezoned occurred for
the rehabilitation center on Patrick Henry Parkway. The person over that development
was Jeff Grant of Southern Consulting, who is also over the development The Bridges
at Jodeo. Ms. Snow said that he served for five years in prison for development fraud
related to the timber industry. Also, the applicant for that development, Lennar Homes,
was served with a civil lawsuit for faulty construction. Clayton County lost its school
accreditation to these same developers. Her neighborhood might become part of a
blighted area, and the property values would decline. She believed that Jeff Grant is
behind this development.

Staff Comments -- Keedra Jackson pointed out that Ms. Snow does not live in the
City of Stockbridge, and that her property is near Eagles Landing High School. The
City does not plan to rezone or annex her property or properties in her area. She also
said that Ms. Snow spoke to Frederick Gardiner, City Manager, at the last presentation
that was made, and that he addressed those concerns.

Board Questions – Harold Thibodeaux asked whether there were any Indian burial
grounds in the area, but Ms. Jackson said that there were none, to her knowledge.

City of Stockbridge, GA Planning Commission Summary Minutes for September 19, 2024

Board Action – Matthew Thomas made a motion to approve this case, and Anthony
Mitten seconded the motion. A vote was taken, and the motion was unanimously
approved. Harold Thibodeaux stated that the City Council would have the final vote
on this case.

VIX. TEXT AMENDMENT CASE #TX-2024-05. (Citywide.)
Consideration of a Text Amendment to Section 2.4.4 of the Stockbridge Unified
Development Code (UDC) to modify and augment the regulations for the Multiple-
Family Residential (MFR) zoning district.

To be presented by the Community Development Staff.

Staff Presentation – Keedra Jackson presented this case. She explained that the
purposes of the text amendment were to change the setback requirements and to
add design guidelines for the MFR District. In particular, the front yard setbacks
would be changed to 30 feet instead of 50 feet. Flock cameras and central garbage
facilities would be required. Side yard setbacks would be changed from 15 feet to
10 feet to allow 20 feet between buildings. The required bedroom sizes were
amended.

Public Hearing – There were no public comments.

Board Action – Jayden Williams made a motion to approve TX-2024-05, and
Matthew Thomas seconded the motion. A vote was taken, and this case was
unanimously approved.

X. SPECIAL USE PERMIT CASE #SP-2024-01. (To be located in Council District
Consideration of a Special Use Permit Request to allow a gas station and
convenience store on Parcel #032-01030012 on the west side of Rock Quarry
Road, across from Hospital Drive. Applicant: GMI, 2 Inc. Agent: Harold
Buckley, Jr., Esq. of the Law Firm of Wilson, Brock & Irby. The property is located
in Land Lot 13 of District 6, and it contains 4.26 +/- acres.

To be presented by the Community Development Staff.

Staff Presentation – None.

Applicant’s Comments – Steve Rothman, an attorney with Wilson, Brock & Irby,
who represented the applicant, did not make a presentation. Instead, he requested
a 60-day deferral to examine the distance of the subject property to nearby gas
stations.

Board Action – Jayden Williams made a motion to defer this case, and Anthony

City of Stockbridge, GA Planning Commission Summary Minutes for September 19, 2024

Mitten seconded the motion. A vote was taken, and the Board voted unanimously
to defer this case.

XI. SPECIAL USE PERMIT CASE #SP-2024-02. (To be located in Council District
Consideration of a Special Use Permit Request to allow a liquor store on property
at 106 Rock Quarry Road. Applicant: GRP, LLC. Agent: Girishkumar Patel. The
property is located in Land Lot 62 of District 12, and it contains 0.89 +/- acres.

To be presented by the Community Development Staff.

Staff Presentation – Gordon Linton presented this case. He said that the proposed
liquor store would be located in the existing building, and that it would occupy the
entire building. Mr. Linton explained that the applicant was recently awarded the
opportunity to apply for a liquor store license by City Council through the lottery
process. He read through the distance requirements for liquor stores, and he
showed a map and a table of nearby liquor stores. Mr. Linto also discussed the
requirements for special use permits, as well as Section 9.2.6 of the Stockbridge
Unified Development Code (UDC) for “use permit” considerations. The applicant’s
attorney then spoke. She was Lisa Morchower with the law firm of Berman, Fink,
Van Horn, P.C. Ms. Morchower stated that the applicant was awarded a liquor
license. She said that the required distances from other liquor stores, schools,
residences, etc. would all be met. The building would be refaced. There would be
better outdoor lighting, screening, and landscaping. Ms. Morchower submitted a
written letter, a “letter of objection”, to submit into the record, along with paper copies
of her PowerPoint presentation, which Linda Logan distributed to the Board
members.

Public Hearing – Armenta Jones of 612 Tahoe Trail said that there are already too
many liquor stores in the City.

Board Comments and Staff Responses – Stanley Dumas stated that those who
drink alchololic beverages were already being served by the existing liquore stores.
But Harold Thibodeaux said that we don’t have statistics to verify this. Further, the
business has met all of the requirements, and it has a right to exist.

Board Action – Harold Thibodeaux made a motion to approved SP-2024-02, and
Jayden Williams seconded the motion. A vote was taken. Harold Thibodeaux and
Jayden Williams voted to approve this case, while Anthony Mitten and Matthew
Thomas voted to oppose this case. Chairman Stanley Dumas was about to cast
the tie-breaking vote to deny this case, but Valerie Ross, City Zoning Attorney, said
that the Planning Commission’s Bylaws allow for a case to be “continued” to the
Planning Commission’s next meeting in order to take another vote, with the full six-
member Board present. [This case can be continued at the next Planning
Commission meeting since there was a split vote, with one member (David

City of Stockbridge, GA Planning Commission Summary Minutes for September 19, 2024

Planchon) being out tonight.] But Ms. Ross said that the City Council may still take
action on this case before then. The applicant’s attorney agreed with deferring SP-
2024-02 until the next Planning Commission meeting on October 17, 2024.

XII. SPECIAL USE PERMIT CASE #SP-2024-03. (To be located in Council District
Consideration of a Special Use Permit Request to allow a personal care home 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.

To be presented by the Community Development Staff.

Staff Presentation – Presented by Gordon Linton.

Applicant’s Presentation – Presented by Shona John, the applicant, of 270
Shields Road. Ms. John stated that the proposed personal care home would not
invade anyone’s privacy and that it would not cause any traffic problems. She said
that older people are the foundation of everything that we have today. Ms. John
has worked in the personal care field for twenty years, and she has a passion for it.
It is her dream. She said that Pages 28 and 29 of the UDC allow personal care
homes.

Board Questions and Applicant’s Responses – Jayden Williams asked the
applicant why the State denied her business license. But Shona John stated that
that is a lie. She has a business license for her business where she resides from
the City of Riverdale. She has not yet applied for a business license from the State.
She also has a CNA license from the State of Georgia. Mr. Williams also asked
about home improvements to the house, but Ms. John said that those have not yhet
been done. Mr. Williams also he said that the applicant’s submitted floor plan only
shows four bedrooms instead of six, but Ms. John said that there are also two
bedrooms in the basement downstairs. Anthony Mitten asked about Ms. John’s
certifications. She said that no one ever asked her about her certifications. She
does not yet have a business license from the City of Stockbridge for the subject
property. She also plans to apply for some funds to install a sprinkler system.
Stanley Dumas asked Ms. John whether she was willing to defer this case, because
he believed that “not enough” has been done to iron out the issues with the Staff,
and that the case is not yet ready for a vote; the Board can’t “get ahead of Staff.”
Ms. John agreed to defer her case, and she preferred that it be deferred for two
months.

[First] Board Action – Jayden Williams made a motion to defer this case to the
November 21, 2024 Planning Commission meeting, and Harold Thibodeaux
seconded the motion. A vote was taken, and the Board unanimously approved the
motion to defer SP-2024-03 until the November 21, 2024 Planning Commission
meeting.

City of Stockbridge, GA Planning Commission Summary Minutes for September 19, 2024

Public Hearing – It was noted that two persons were present to speak about SP-
2024-03, so the public hearing was opened:

1. Robert Bost of 254 Shields Road -- Mr. Bost said that he has lived in his house
for thirty-five years. He is all for personal care homes, but why change the zoning
on the property? He is totally against it, and his neighbors at 260 and 250 are
also against it. Mr. Bost said, why defer the case; just say “No.”

2. Robert Schuhl of 253 Shields Road (across the street) – Mr. Schuhl said that
there would be headlights shining into his window, and people would be
wandering the street. Shields Road is a very busy road. Who would buy his
property, knowing that there is a business across the street? The proposed
personal care home would not be good for property values. He wondered whether
the house would be ADA-accessible. He said that at 931 Rock Quarry Road,
there is a building, which is vacant, which was assisted living. It is an empty
building in a commercial area that is available to do what Ms. John wants to do.
He did not understand why a residential area has to be turned into something
else.

Staff Comments – City Zoning Attorney Valerie Ross stated that, even though the
Board already took a vote on this case, that the Board needed to vote again since
the public hearing was just held.

[Second] Board Action – Jayden Williams made a motion to defer this case to the
November 21, 2024 Planning Commission meeting, and Harold Thibodeaux
seconded the motion. A vote was taken, and the Board unanimously approved the
motion to defer SP-2024-03 until the November 21, 2024 Planning Commission
meeting.

XIII. PROJECT UPDATES

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

[None.]

XIV. STAFF COMMENTS

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

Ryan Anderson stated that the Planning Commission Board members would undergo
training next month, and that training materials would be sent to them.

City of Stockbridge, GA Planning Commission Summary Minutes for September 19, 2024

XV. BOARD COMMENTS

[None.]

XVI. ADJOURNMENT

Anthony Mitten made a motion to adjourn the meeting, and Harold Thibodeaux
seconded the motion. A vote was taken, and the Board members voted unanimously
to adjourn the meeting. Chairman Dumas then stated that the meeting was adjourned.
[It was adjourned at 8:36 p.m.]

City of Stockbridge, GA Planning Commission Summary Minutes for September 19, 2024
Henry County, GA

Overview

Legend
Parcels
Roads

144 ft

Parcel ID S33-01011001 Class C Owner NORTH EAGLE Land $116,300
Property 106 ROCK Acreage 0.89 Address PAVILION LLC Value:
Address QUARRY RD 106 B ROCK Building $483,600 Last 2 Sales
District City/Stockbridge QUARRY RD Value: Date Price Reason Qual
STOCKBRIDGE GA Misc $14,200 2/3/2006 $0 CORPORATE U
30281 Value: 9/20/2000 $120,000 n/a U
Total $614,100
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: 8/20/2024
Last Data Uploaded: 8/19/2024 9:17:27 PM

Developed by
TO: Planning Commission; Mayor and Council

FROM: Gordon Linton, Planner I

CC: R. Ryan Anderson, Community Development Director
Keedra Jackson, Chief Planner

DATE: September 19, 2024 (Planning Commission)

October 14, 2024 (Mayor and Council)

Subject: #SP-2024-02 For 106 Rock Quarry Road

I. PURPOSE

Consider a special use permit by GRP, LLC to allow a liquor store on property located at 106
Rock Quarry Road. The property is located in Land Lot 62 of District 12, and it contains 0.89 +/-
acres.

II. PROJECT INFORMATION

Proposed Development Liquor Store

Site Address 106 Rock Quarry Road

Parcel Identification S33-01011001

Parcel Acreage 0.89 +/- acres

Applicant GRP, LLC

Agent: Girishkumar Patel

Owner: North Eagle Pavilion, LLC.
#SP-2024-02 For 106 Rock Quarry Road

Current Zoning C-2 (General Commercial)

Current Future Land Use Designation Low Density Mixed Use

SURROUNDING ZONING DISTRICTS

Location Existing Land Use Current Zoning
Building (Vacant)

Property to the North Moye's Pharmacy – Stockbridge
C-2 (General Commercial)
Ed's Public Safety

Happy Market
(Convenience store)

Property to the South Evans Sand & Gravel LI (Light Industrial)

Auto Motorsport & Collision LLC

Property to the East Vacant Residence SR (Single-Family)

Vacant Residence SR (Single-Family)

The Reserve at Stockbridge MFR (Multi-Family Residential)
Apartments

Georgia Certified Motors
C-3 (Heavy Commercial)
(Used car dealer)

Sunoco (Gas station) C-3 (Heavy Commercial)

Property to the West Residential SR (Single-Family)

2|Page
#SP-2024-02 For 106 Rock Quarry Road

SURROUNDING FUTURE LAND USE DESIGNATIONS

Location Existing Land Use Current Future Land Use
Designation

Building (Vacant)
Property to the North Low Density Mixed Use
Moye's Pharmacy – Stockbridge

Ed's Public Safety

Happy Market
(Convenience store)

Property to the South Evans Sand & Gravel Low Density Mixed Use

Auto Motorsport & Collision LLC

Vacant Residence
Property to the East
Vacant Residence Downtown District

The Reserve at Stockbridge
Apartments

Georgia Certified Motors
(Used car dealer)

Property to the West Residential Low Density Mixed Use

III. FINDING OF FACTS

1. The subject property is surrounded by the following zoning districts: C-2 (General
Commercial), SR (Single-Family), LI (Light Industrial), OI (Office-Institutional), C-3 (Heavy
Commercial), and MFR (Multi-Family Residential).

2. The subject property is surrounded by the following current future land use designations:
Low Density Mixed Use, Downtown District, Medium Density Residential, Heavy Industrial,
Public Institutional, and Light Industrial.

3. The subject property has frontage on Rock Quarry Road, which is classified by the Georgia
Department of Transportation as a minor arterial road.

4. The subject property is part of the Parkway Mixed-Use Overlay District.

3|Page
#SP-2024-02 For 106 Rock Quarry Road

5. The subject property was rezoned from R-3 (Residential) to C-2 (General Commercial) on
January 29, 2001, upon the request of OPM Properties. The intent of the request was for a
retail/warehouse building.

IV. MAPS, SITE PLAN, AND RENDERINGS

Vicinity Map of 106 Rock Quarry Road

4|Page
#SP-2024-02 For 106 Rock Quarry Road

Aerial Photo with Site Plan of 106 Rock Quarry Road

5|Page
#SP-2024-02 For 106 Rock Quarry Road

Future Land Use Map of 106 Rock Quarry Road
Zoning Map of 106 Rock Quarry Road

6|Page
#SP-2024-02 For 106 Rock Quarry Road

Map of Existing Liquor Stores

Name of Stockbridge Bottle Eagle's Landing J&J Liquor Highway 138 Stockbridge
Liquor Store Shop Bottle Shoppe Package Store Wine and Spirits
Address 5039 North Henry 100 Eagles 1590 Hudson 1028 Highway 106 Rock Quarry
Boulevard (Suite C) Landing Parkway Bridge Road 138 West Road
Zoning of C-2 (General C-2 (General C-2 (General C-2 (General C-2 (General
Property Commercial) Commercial) Commercial) Commercial) Commercial)
Current Low-Density Mixed Low-Density Medium Density Low-Density Low-Density
Future Land Use Mixed Use Mixed Use Mixed Use Mixed Use
Use
Designation
Square 4,268 square feet 14,678 square 12,299 square 10,472 square 12,500 square
Footage (estimate) feet feet feet feet

7|Page
#SP-2024-02 For 106 Rock Quarry Road

Distance
# of Parking
from Proposed
18 parking spaces
Liquor Store
76 parking
to Nearby
47 parking
Churches
47 parking
and
40 parking
Spaces (estimate) spaces Schools
spaces spaces spaces

8|Page
#SP-2024-02 For 106 Rock Quarry Road

Distance from Stockbridge Bottle Shop to Proposed Liquor Store

9|Page
#SP-2024-02 For 106 Rock Quarry Road

Alcohol Survey for Proposed Liquor Store on 106 Rock
Quarry Road

10 | P a g e
#SP-2024-02 For 106 Rock Quarry Road

Rendering of Proposed Liquor Store on 106 Rock Quarry Road

11 | P a g e
#SP-2024-02 For 106 Rock Quarry Road

V. ANALYSIS

Project Description

GRP, LLC. is applying for a special use permit to convert the 12,500 square-foot building at 106
Rock Quarry Road into a liquor store. The entire space will be utilized, with planned improvements
including resurfacing the parking lots, enhancing landscaping, and adding brick façades on all
sides. The existing 20 parking spaces will be resurfaced, and security cameras will be installed.
The project is expected to be completed by December 25, 2024
The subject property is zoned C-2 (General Commercial), which allows for a variety of uses,
including liquor stores, as specified in Section 2.4.9 of the Stockbridge Unified Development
Code. Additionally, any liquor store established on this property must adhere to the development
standards outlined in the Stockbridge Unified Development Code.
UDC Development Regulations Relevant to Request:

• OR24-563: Section 2.5.2 (C) and 2.5.2 (D) of the Parkway Mixed-Use Overlay District
• OR24-560: Certain Businesses
• Chapter 9.04.070: License — Distance Restrictions.
• Section 9.2.5: Requirements for special use permits.
• Section 9.2.6: Use permit considerations.

OR24-563: Section 2.5.2 (D) of the Parkway Mixed-Use Overlay District

Select Use Requirement Does it Meet Requirement?

Must be located on a property with frontage on either a collector or an arterial
road, as classified by the Georgia Department of Transportation or the Henry
County Department of Transportation. Yes
Property must have a base zoning district which allows such uses. Yes
All property design standards of the base zoning district must be met. Yes
Existing non-conforming structures may not be enlarged. Yes
Building facades for both primary and accessory structures must be constructed
of brick on all sides. Yes
Acceptable means of access and internal circulation must be provided, to be
determined by the Fire Marshal. Yes
The required number of parking spaces must be provided. Yes
Other special requirements, to be determined by the Community Development
Director. Yes

The subject property falls within the Parkway Mixed-Use Overlay, regulated by Sections 2.5.2 (C)
and 2.5.2 (D) of the Stockbridge Unified Development Code. As a select use, the proposed liquor
store complies with Section 2.5.2 (C) (1). The requirement for select uses, detailed in Section
2.5.2 (D) and summarized in the table above, includes several key points. First, the property fronts
Rock Quarry Road, classified as a minor arterial road by the Georgia Department of

12 | P a g e
#SP-2024-02 For 106 Rock Quarry Road

Transportation. Second, the property is zoned C-2 (General Commercial), which permits liquor
stores. Third, the proposed liquor store will feature brick facades on all sides, aligning with the
required improvements. Additionally, the liquor store will utilize the existing turning lane for access
and internal circulation.

OR24-560: Certain Businesses (B) - Liquor Store Requirements

Requirement Meets Requirement?

Each liquor store must occupy a physical Yes
space of at least 6,000 square feet.

Section B of OR24-560, an ordinance passed by the Mayor and Council on March 26, 2024,
outlines the requirements for issuing a liquor store license. Among the requirements of OR24-560
is that a liquor store must occupy a physical space of 6,000 square feet. The proposed liquor
store, with a total area of 12,500 square feet, exceeds this requirement, thereby complying with
OR24-560. The details are summarized in the table above.

9.04.070 - License—Distance restrictions

Section 9.04.070 of Chapter 9.04 in Title 9 of the Stockbridge Code of Ordinances outlines the
requirements for the proximity of liquor stores to certain establishments, including churches,
schools, and alcohol treatment centers. According to Section 9.04.070 (1), alcohol sales are
prohibited within 100 yards of any church building. Near the proposed liquor store, there are three
churches: First Baptist of Stockbridge (4566 North Henry Boulevard), Ambassadors for Christ
(125 Rock Quarry Road), and Clarkston First Baptist Church (4518 North Henry Boulevard). All
three churches are between 346 yards and 488 yards away, thus meeting the distance
requirement.

Section 9.04.070 (2) states that alcohol sales cannot occur within 200 yards of any school
building, educational building, school grounds, or college campus. The two nearby schools,
Stockbridge Elementary School and Faith Academy, are 629 yards and 429 yards away from the
proposed liquor store, respectively, which also meets the requirement.

Section 9.04.070 (3) prohibits the sale of distilled spirits, wine, or malt beverages within 100 yards
of any state, county, or municipally owned alcohol treatment center. Healthquest Frontiers of
Stockbridge, located 2.66 miles away, satisfies this requirement.

Finally, Section 9.04.070 (4) mandates that distilled spirits cannot be sold within 500 feet of
another business licensed to sell distilled spirits. The nearest liquor store, Stockbridge Bottle Shop
(5039 North Henry Boulevard, Suite C), is 5,775 feet away, thus complying with this regulation.
The details are summarized in the table below.

13 | P a g e
#SP-2024-02 For 106 Rock Quarry Road

Name Type Address Distance from
Proposed Liquor Store

Faith Academy School 4518 North Henry 429 yards
Boulevard

Atlanta Baptist College College 1410 Valley Hill Road 2.66 miles

First Baptist of Stockbridge Church 4566 North Henry 488 yards
Boulevard

Healthquest Frontiers of Alcohol Treatment 1233 Eagles Landing 2.39 miles
Stockbridge center Parkway (Suites C &

Ambassadors For Christ Church 125 Rock Quarry Road 346 yards

Stockbridge Elementary School 4617 North Henry 629 yards
School Boulevard

Clarkston First Baptist Church 4518 North Henry 429 yards
Church Boulevard

Stockbridge Bottle Shop Liquor Store 5039 North Henry 5,775 feet
Boulevard (Suite C)

Staff Analysis

ANALYSIS OF REQUEST

9.2.5 Requirements for special use permits.

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

The proposed liquor store is not expected to negatively impact traffic congestion. It will utilize
the existing turning lane, ensuring smooth traffic flow. By utilizing the existing turning lane, it
will help maintain smooth traffic flow. Additionally, data from the Georgia Department of
Transportation indicates that the average daily traffic count on Rock Quarry Road was 12,500
in 2023, suggesting that the current infrastructure can accommodate the additional traffic
without any significant issues.

14 | P a g e
#SP-2024-02 For 106 Rock Quarry Road

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

The existing building appears to be suitable for the proposed liquor store. Any issues with
regard to the physical condition of the subject property will be addressed during the plan review
process.

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

A letter from the Henry County Water Authority dated August 2, 2024, states that water and
sewer service is provided at the existing building.

4. 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 applicant has confirmed that no special limitations or conditions are necessary to protect
the public interest and ensure the continued beneficial use and enjoyment of nearby properties.
The proposed liquor store will adhere to all existing regulations and utilize the current
infrastructure to minimize any potential impact on the surrounding area.

5. 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 subject property is designated for Low-Density Mixed Use, as outlined in the Stockbridge
2024 Comprehensive Plan. According to page 48 of the plan, this designation is intended for
commercial and retail areas along key corridors and intersections, primarily serving nearby
residential neighborhoods. The proposed liquor store, located near the intersection of Rock
Quarry Road and North Henry Boulevard, aligns with this intent.

Furthermore, the proposed liquor store supports the comprehensive plan’s goals, particularly
those on page 44, which emphasize promoting a better sense of place and preserving
community character. The renovation plans for the existing building include significant
improvements such as resurfacing parking lots, enhancing landscaping, and adding brick
façades on all sides. These enhancements will not only comply with the comprehensive plan
but also ensure that the development is not unduly detrimental to nearby properties.

9.2.6 Use permit considerations

1. Whether the proposed use is consistent with the comprehensive land use
plan adopted by the city council
The proposed liquor store is consistent with the goals and policies of the
Stockbridge 2024 Comprehensive Plan. The proposed liquor meets the intent of
the Low-Density Mixed Use future land use designation which states on page 48
“This designation is intended for commercial/retail areas along various corridors
and intersections located throughout the City. These areas mainly serve the
residents of the surrounding residential neighborhoods. Future development and

15 | P a g e
#SP-2024-02 For 106 Rock Quarry Road

redevelopment should maintain the community-oriented feel of these areas, with
a focus on creating small mixed-use areas combining locally owned retail, low
intensity office uses, and apartment/condo/loft uses in two story buildings in a
pedestrian friendly environment, allowing nearby residents to safely walk to and
within them.”
In addition, the proposed liquor store is consistent with the policy goals of the
2024 Comprehensive Plan on pages 42-44 that are listed below:

To attract and retain high-quality and diverse employers with quality
of life, education, culture, housing, healthcare, retail, and recreation
facilities. (Economic Development Goal)
Market the City as a great place to do business. (Economic
Development Policy)

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

(page 42-44)
Work with business owners and developers to improve conditions
of property and require a consistent look of quality among
commercial developments. (Future Land Use Policy)

2. Compatibility with land uses and zoning districts in the vicinity of the property
for which the use permit is proposed
The subject property, currently zoned as C-2 (General Commercial), is permitted to
have liquor stores under Section 2.4.9 of the Stockbridge Unified Development Code.
This zoning designation is shared by several properties in the vicinity, indicating a
commercial character that supports such uses. The surrounding zoning districts
include SR (Single-Family), LI (Light Industrial), OI (Office-Institutional), C-3 (Heavy
Commercial), and MFR (Multi-Family Residential). Since there are properties in the
vicinity of the area that are zoned C-2, the proposed liquor store would be compatible.

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

The proposed use of the subject property for a liquor store will comply with all

16 | P a g e
#SP-2024-02 For 106 Rock Quarry Road

applicable local, state, and federal statutes, ordinances, and regulations
governing land development.

4. The effect of the proposed use on traffic flow, vehicular and pedestrian, along
adjoining streets
The proposed liquor store will not have any negative impact on the traffic flow in the vicinity
of the area. To further enhance traffic management, the developer plans to utilize the existing
deceleration lane, which will help to alleviate any potential congestion.

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

According to the conceptual site plan provided by the applicant, the existing building is 12,500
square feet and will offer 40 parking spaces for customers. This provision ensures that the
development meets the parking requirements specified in Section 4.8.5 of the Stockbridge
Unified Development Code.

6. The amount and location of open space

The existing building, which is the proposed location for the new liquor store, currently
features sufficient open space. The availability of this open space will facilitate a smooth
transition as the building is renovated, ensuring that the new liquor store can be integrated
into the existing structure.

7. Protective screening

The proposed liquor store will make use of the existing building’s landscaping, preserving the
natural beauty and aesthetic appeal of the area. In addition to maintaining the current
greenery, the developers plan to enhance the property by adding new landscaping as part of
the renovation process. This combination of existing and new landscaping will create a
visually appealing environment that complements the surrounding properties.

8. Hours and manner of operation

The proposed liquor store will have the following operating hours: Monday to Wednesday
from 9 AM to 10:30 PM, Thursday to Saturday from 9 AM to 11:30 PM, and Sunday from
12:30 PM to 9 PM.

9. Outdoor lighting

As part of the renovation process, the proposed liquor store will enhance safety and security
by installing outdoor lighting and security cameras around the exterior. This will further ensure
that the premises are well-lit and monitored, providing a secure environment for customers,
and preventing potential criminal activity.

10. Ingress and egress to the property.

The proposed liquor store will utilize the existing access points of the current building, which
will minimize any disruptions to the established traffic flow.

17 | P a g e
#SP-2024-02 For 106 Rock Quarry Road

VI. STAFF RECOMMENDATION

This Staff Report has demonstrated that the requested Special Use Permit via SP-2024-
02 is consistent with the regulations found in OR24-563, OR24-560, Chapter 9.04.070,
and both Section 9.2.5 and Section 9.2.6 of the Stockbridge Unified Development Code.
Therefore, the Planning and Zoning staff recommends APPROVAL.

18 | P a g e
Page 1 of 14
Community Development 'LUHFWRU¶V Signature: Date:

Citv of Stockbridge Community Development Department--4602 North Henry Blvd., Stockbridge, GA 30281 770-389-7900

Page 2 of 14
Page 3 of 14
NOTE: If the proposed development site would contain more than one property, and/or more
than one property owner, please first type a list on a separate sheet of paper which identifies
each property (address and/or parcel number) and its corresponding property owner(s), Then
fill out a separate Property Owner's Authorization Form (provided below) for each property
and each property owner.

PROPERTY OWNER'S AUTHORIZATION FORM (See NOTE above,)

The undersigned below is the PROPERTY OWNER, or one of the property owners, of the property at
106 ROCK QUARRY RD, STOCKBRIDGE, GA 30281 [address], with Parcel Number S33-01011001
which is the subject of this application.

Name of Property Owner: () ({t .:= A ( e v, I ( ,c. ,J LL.- C.
Property Owner's Address: /() 6 8 ocf~ YIM&~ /sd
Sfe,/~h& 1dj-«. GA-- Jo:J.;J
Telephone: J 70 '-('1'{ 7b'l' E-mail: lo ,t.e,.J@ P/ef\<E../1.Je -""°~
I swear that I am the Property Owner, or one of the Property Owners, of the property that is the subject matter of
the attached application, as is shown in the tax assessors' records of l..f etJ~ V [County],
Cz/r [State]. / r

Signature:. _ _ _,,...c;,c;._--C..?
___._,..:.Z,::i..:,__•_ _ _ _ _ _ _ _Date: 08/02/2024

The undersigned s duly authorize he person(s) and/or company who is named below to act as APPLICANT{S}
in the pursuit of this application for the subject property.

Name(s) of Applicant(s): _G_IR_,s_H_K_U_M_A_R_P_AT_E_L_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __

Company/law firm (if applicable): _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __

Telephone, E-Mail, & Address: _6_15_5_7_9_25_9_6_ _RA_G_O2_L_L_C_@_Y_A_Ho_o_._c_o_M_ _ _ _ _ _ _ __
559 MARIPOSA LN, MCDONOUGH, GA 30253

I authorize the • t or i nts who are named above to act on my behalf for this application.

Sign ture of Property Owner, who swears that the otary Public
information which is contained in this Property

Owner's Authorization is true and correct to the Ashley Brayton
best of his or her knowledge and belief.

08/02/2024
Date

Page 4 of 14
(Must be completed by the applicant, the property owner, and the agent. Use as many forms as needed.)

Has the applicant made, within two (2) years immediately preceding the filing of this application for a co ditional use
pem1it, campaign contributions aggregating $250 or' more, or made gifts having in the aggregate a value of$250 or more
to a member of the City of Stockbridge Planning Commission or Stockbridge City Council who will consider the
application? Ycs___No ___

If , the applicant and the attomey representing the applicant must file the following information with the City
of Stockbridge Planning and Zoning Division within ten ( I 0) days after this application is first filed:

Planning Commissioner and/or Dollar Amount of Description of Gift $250 or greater,
City Council Member Name Campaign Contribution which was given to Board Member

We certify that the foregoing information is true and correct, this 2nd August �-- ___
____day of_______ _
2024

Loren Pierce - Property Owner
Applicant's Name - Printed Owner/Agent

Applicant's Attorney, if applicable - Printed Signature of Applicant's Attorney, if applicable

Sworn to and subscribed before e this_2_n_d___day of August 2024

• Applicant means any individual or business entity (corporation, pmtn ·rship, limited partnership, firm enterp1ise, franchise,
nssocintion, or trust) applying for o varirim:c.

Page 5 of 14
Page 6 of 14
Page 7 of 14
dotloop signature verification: dtlp.us/yTxS-bJm7-CdDj

Page 8 of 14

GP LBP
04/18/24 04/19/24
7:26 PM EDT 8:38 AM EDT
dotloop verified dotloop verified

KWWSV VHDUFKJVFFFDRUJ,PDJLQJ+70/9LHZHUDVS["LG  NH\  NH\  FRXQW\  FRXQW\QDPH +(15< XVHULG   DS« 
To: Stockbridge City Planning and Zoning Department

RE: Special Use Permit Application for GRP LLC - Liquor Store

This letter serves to request a Special Use Permit (SUP) for GRP LLC to open a liquor store at 106
Rock Quarry Road, Stockbridge, GA 30281. The current building at this location has
approximately 12,000 square feet, and GRP LLC intends to utilize the entire space for the liquor
store.

Scope of Work and Project Timeline:

Upon receiving approval for the SUP, GRP LLC will commence a comprehensive renovation of
the property. The planned improvements include:

1. Facade Renovation: GRP LLC will perform a facelift to enhance the building's
appearance, aligning it with the aesthetic standards of the community.
2. Landscaping: New landscaping will be introduced to create a pleasant and inviting
exterior environment.
3. Parking Lot Resurfacing: The parking lot will be resurfaced to ensure a smooth and safe
experience for customers.
4. Interior Fit-Out: GRP LLC plans to install 20-25 cooler doors along with a walk-in cooler
to adequately stock and display the products.

The SUP process is expected to take approximately 2.5 months. Following this, GRP LLC will
apply for the necessary state licenses and undertake additional renovations. The target opening
date is December 20, 2024, with a grand opening event planned for Christmas Day, featuring
tastings, a DJ, and food.

Security and Safety Measures:

To ensure a secure and safe environment for both customers and staff, GRP LLC will implement
the following measures:

1. Security Cameras: High-resolution IP network cameras will be installed both inside and
outside the store. These cameras will record at 4 MP and 20 FPS, with footage stored for
45 to 60 days. This setup will ensure that any incidents occurring on the premises can be
reviewed by law enforcement if necessary.
2. Security Personnel: GRP LLC plans to hire either an on-duty or off-duty police officer
from the Stockbridge Police Department during peak times to enhance store safety.
3. ID Scanners: The store will be equipped with ID scanners from IDScanner.com,
specifically the "Age Visor POS," to verify the age of customers and ensure compliance
with legal requirements.

Page 9 of 14
4. Staff Training: All employees will undergo thorough training in responsible alcohol sales,
emergency procedures, and customer service to handle various situations professionally.
5. Customer Safety Measures: GRP LLC will ensure well-lit signage, clear aisles, and
regular cleanliness checks to maintain a safe shopping environment.

Community Engagement:

GRP LLC is committed to fostering positive community relations. GRP LLC plans to establish
partnerships with local organizations and businesses, support community initiatives. Additionally,
GRP LLC will explore opportunities for in-store fundraising to benefit local charities.

Compliance and Reporting:

GRP LLC is dedicated to adhering to all local and state regulations concerning alcohol sales.
Regular compliance checks will be performed, and any incidents or issues will be promptly
reported to the relevant authorities.

Thank you for considering this application and the measures outlined above. GRP LLC is
committed to ensuring that the liquor store operates responsibly and contributes positively to the
Stockbridge community. Should you have any questions or concerns, GRP LLC is happy to
address them.

Sincerely,

Girishkumar Patel

Owner, GRP LLC

Page 10 of 14
Page 11 of 14
 $0 T3XEOLFQHW+HQU\&RXQW\*$5HSRUW 6

+HQU\&RXQW\*$

6XPPDU\
3DUFHO,' 6
/RFDWLRQ$GGUHVV 52&.48$55<5'
0LOODJH*URXS  &LW\6WRFNEULGJH
3URSHUW\8VDJH &200(5&,$/ 
7RWDO$FUHV 
/DQGORW'LVWULFW 
6XEGLYLVLRQ
/RW%ORFN
3ODW%RRN
3ODW3DJH

([HPSWLRQV

2ZQHUV
1257+($*/(3$9,/,21//&
%52&.48$55<5'
672&.%5,'*(*$

9DOXDWLRQ
b b    
 %XLOGLQJ9DOXH      
 2%0LVF    
 /DQG9DOXH    
7RWDO$VVHVVPHQW     

([HPSWLRQV

$VVHVVPHQW1RWLFHV

$VVHVVPHQW1RWLFH 3') 

/DQG,QIRUPDWLRQ
/DQG8VH 1XPEHURI8QLWV 8QLW7\SH
&200(5&,$/   6)

%XLOGLQJV
%XLOGLQJ 
&RQVWUXFWLRQ7\SH 2)),&($9*
$FWXDO<HDU%XLOW 
(IIHFWLYH$UHD  
+HDWHG$UHD  
%HGURRPV 
%DWKV 
:DOO+HLJKW 

0LVFHOODQHRXV'DWD
'HVFULSWLRQ /HQJWK :LGWK 8QLWV <HDU%XLOW
39017$63    
2+'225/    

6DOHV,QIRUPDWLRQ
6DOH'DWH 'HHG%RRN3DJH 6DOH3ULFH ,QVWUXPHQW 5HDVRQ *UDQWRU *UDQWHH
    :$55$17<'((' &25325$7( 2303523(57,(6,1& 1257+($*/(3$9,/,21//&
   (;(&87256'((' b +$5'(0$1(/,=$%(7+' 2303523(57,(6,1&

Page 12 of 14

KWWSV TSXEOLFVFKQHLGHUFRUSFRP$SSOLFDWLRQDVS["$SS,'  /D\HU,'  3DJH7\SH,'  3DJH,'  .H\9DOXH 6 
 $0 T3XEOLFQHW+HQU\&RXQW\*$5HSRUW 6

0DS

*HQHUDWH2ZQHU/LVWE\5DGLXV
7KH3URSHUW\$GGUHVVRSWLRQLVXQDYDLODEOHIRU+HQU\&RXQW\
'LVWDQFH

6KRZ$OO2ZQHUV
) 6KRZ3DUFHO,'RQ/DEHO

8VH$GGUHVV)URP 6NLS/DEHOV

2ZQHUb 3URSHUW\ 
6HOHFWH[SRUWØOHIRUPDW

$GGUHVVODEHOV 
,QWHUQDWLRQDOPDLOLQJODEHOVWKDWH[FHHGOLQHVDUHQRWVXSSRUWHGRQWKH$GGUHVVODEHOV
 )RULQWHUQDWLRQDODGGUHVVHVSOHDVHXVHWKH[OV[FVYRUWDEGRZQORDGIRUPDWV

'RZQORDG

6NHWFKHV

Page 13 of 14

KWWSV TSXEOLFVFKQHLGHUFRUSFRP$SSOLFDWLRQDVS["$SS,'  /D\HU,'  3DJH7\SH,'  3DJH,'  .H\9DOXH 6 
 $0 T3XEOLFQHW+HQU\&RXQW\*$5HSRUW 6

'DWDFRQWDLQHGRQWKLVZHEVLWHUHSUHVHQWDZRUNLQSURJUHVVWRZDUGFRPSOHWLRQRIWKHDQQXDO &RQWDFW8V 'HYHORSHGE\
WD[GLJHVW$VVXFKGDWDLVVXEMHFWWRFKDQJHDWDQ\WLPH2ZQHUVKLSDQGPDSLQIRUPDWLRQ
FRUUHVSRQGZLWKWKHPRVWFXUUHQWLQIRUPDWLRQSURFHVVHGE\RXURIØFH6HDUFKGHHGUHFRUGVDW
WKH+HQU\&RXQW\&RXUWKRXVHWRHQVXUHWKHPRVWFXUUHQWRZQHUVKLSLQIRUPDWLRQ3DUFHOOLQHV
GHSLFWHGRQWKHPDSVGRQRWUHÙHFWDWUXHDQGH[DFWUHSUHVHQWDWLRQRISURSHUW\ERXQGDULHV
&RQWDFWWRYHULI\]RQLQJ
_bb8VHU3ULYDF\3ROLF\ _bb*'353ULYDF\1RWLFH
/DVW'DWD8SORDG   $0

Page 14 of 14

KWWSV TSXEOLFVFKQHLGHUFRUSFRP$SSOLFDWLRQDVS["$SS,'  /D\HU,'  3DJH7\SH,'  3DJH,'  .H\9DOXH 6 
STATE OF GEORGIA
HENRY COUNTY
CITY OF STOCKBRIDGE

ORDINANCE NO. ____________

AN ORDINANCE TO AMEND TITLE 12 (UNIFIED DEVELOPMENT
CODE), SECTION 3.2.14 (C) AND ADD SECTIONS 3.2.14 (E), F, G, H, I, J,
K, L, M, N, AND O, AND P OF THE CODE OF ORDINANCES, CITY OF
STOCKBRIDGE, GEORGIA RELATING TO THE GASOLINE SERVICE
STATIONS, SO AS TO AMEND THE DISTANCE REQUIREMENT FROM
4,500 FEET TO 800 FEET AND TO ADD ADDITIONAL REQURIEMENTS;
TO PROVIDE FOR SEVERABILITY; TO REPEAL CONFLICTING
ORDINANCES; TO PROVIDE AN EFFECTIVE DATE; AND FOR OTHER
PURPOSES.

SECTION 1. Ordinance. That Title 12, Section 3.2.14 (C) of the current Stockbridge
Code be deleted, and the new Title 12, Section 3.2.14 (C) and Sections 3.2.14 (E), F, G, H, I, J, K,
L, M, N, AND O, AND P are added to the Code of Ordinances, City of Stockbridge, Georgia, so
as to read as follows:

Section 3.2.14 (C): Gasoline service stations shall maintain a separation distance of eight hundred (800)
feet. This distance requirements shall be measured from property line to property line of another
existing gasoline service station.

E. A gas station must be located on a property which has frontage on either a collector or an
arterial road, as is classified by the Georgia Department of Transportation or the Henry County
Department of Transportation.
F. The property must have a base zoning district of C-3 (Heavy Commercial District) and C-2 (General
Commercial District) via a Special Use Permit which allows such uses.
G. All property design standards of the base zoning district must be met.
H. Building facades for both primary and accessory structures must be constructed of brick on all
sides.
I. At gasoline stations, an equal number of electric charging stations as gas pumps must be provided
on the site, and covered canopies must be provided over gas pumps and electric charging stations.
J. An acceptable means of access and internal circulation must be provided, to be determined by
the Fire Marshal.
K. The required number of parking spaces must be provided.
L. The required buffers must be provided.
M. Other special requirements, to be determined by the Community Development Director.
N. The project investment must be 8 million dollars.
O. The gas station must have suites with two sub-tenants.
P. All gas stations must meet the other related codes of Ordinances.
SECTION 2. Repeal. The existing Title 12, Section 3.2.14 (C) is hereby repealed. From
the Code of Ordinances, City of Stockbridge, Georgia. All ordinances in conflict with this
Ordinance are repealed, except as otherwise provided herein.

SECTION 3. Intention of the Governing Body. It is the intention of the governing
body, and it is hereby ordained that the provisions of this Ordinance shall be come and be made a
part of the Code of Ordinances, City of Stockbridge, Georgia, and the sections of the ordinance
may be renumbered to accomplish such intention.

SECTION 4. Approval of Execution. The Mayor is hereby authorized to sign all
documents necessary to enact this Ordinance.

SECTION 5. Attestation. The City Clerk is authorized to execute, attest to, and seal
any documents which may be necessary to effectuate this ordinance, subject to approval as to form
by the City Attorney.

SECTION 6. Authority to Amend. The City Attorney is granted authority to amend or
correct this Ordinance, with the express consent of the City Council, to reflect the intent of the
Council and ensure compliance with applicable laws.

SECTION 7. Effective Date. This ordinance becomes effective immediately upon
adoption and recording by the City Clerk.
ANTHONY S. FORD, Mayor

SO ORDAINED this ___ day of _____________________, 2024.

ATTEST:

___________________________________ (SEAL)
VANESSA HOLIDAY, City Clerk

APPROVED AS TO FORM:

QUINTON G. WASHINGTON, City Attorney

STATE OF GEORGIA
HENRY COUNTY
CITY OF STOCKBRIDGE
TX-2024-07

ORDINANCE NO.

AN ORDINANCE TO REPEAL TITLE 12, SECTION 2.4.7, 2.5.3 (F), 3.1,
3.2.24, and SECTION 15 OF THE STOCKBRIDGE MUNICODE AND TO
AMEND THE STOCKBRIDGE UNIFIED DEVELOPMENT CODE
(U.D.C.) SECTION 2.4.7, 2.5.3 (f), 3.1, 3,2,24 AND SECTION 15. AND TO
ADD 3.2.41 UNDER CHAPTER 3, USE REGULATIONS OF THE CODE
OF ORDINANCES, CITY OF STOCKBRIDGE, GEORGIA RELATING
TO THE DOWNTOWN DISTRICT AND THE DOWNTOWN VILLAGE
OVERLAY DISTRICT, BY ADDING AND REMOVING CERTAIN USES
FROM THE LIST OF PROHIBITED USES, AND BY ALLOWING THEM
TO BE PERMITTED USES, PROVIDED THAT CERTAIN
REQUIREMENTS ARE MET; TO PROVIDE FOR SEVERABILITY; TO
REPEAL CONFLICTING ORDINANCES; TO PROVIDE AN
EFFECTIVE DATE; AND FOR OTHER PURPOSES.

SECTION 1. Ordinance. To repeal Title 12, Section 2.4.7 of the current Stockbridge Municode, and
to amend UDC, Section 2.4.7 in the Code of Ordinances, City of Stockbridge, Georgia, to include the
following changes:

Add Permitted Uses. Arts Studio, Dance Studio, Hotels and Boutique Hotels

SECTION 2. Ordinance. To repeal Title 12, Section 2.5.3 of the current Stockbridge Code, and to
amend UDC, Section 2.5.3 (F) in the Code of Ordinances, City of Stockbridge, Georgia, to include the
following changes:
Add Prohibited Uses: Personal Care Homes, Nursing Homes, Extended Stay Hotels

Remove F. 11 11. Tobacco & Vape shops, cigar bars, and hookah lounges per Ordinance OR23-544
(TX-2023-01)

SECTION 3. To repeal the existing Title 12, Section 3.1 (USE TABLE) from the Code of
Ordinances, City of Stockbridge, Georgia. All ordinances in conflict with this Ordinance are
repealed, except as otherwise provided herein.

SECTION 4. Ordinance. To repeal Title 12, Section 3.2.24 of the current Stockbridge Code
to remove “dance studios” from a type of Mass Assembly.

SECTION 5. Ordinance- To add supplemental regulations to Title 12, Section 3.2.41 which
will read as follows: The hours of operation allowed for dance studios shall be 7:00 AM to
10:00 PM.

SECTION 6. Ordinance-That Title 12, Section 4.8.5 Parking and Loading Space
Standards be amended to add parking regulations for “dance studios”.

The parking requirement for dance studios is five spaces per 1,000 square feet.

SECTION 7. Intention of the Governing Body. It is the intention of the governing body, and
it is hereby ordained that the provisions of this Ordinance shall be come and be made a part of
the Code of Ordinances, City of Stockbridge, Georgia, and the sections of the ordinance may be
renumbered to accomplish such intention.

SECTION 8. Approval of Execution. The Mayor is hereby authorized to sign all documents
necessary to enact this Ordinance.

SECTION 9. Attestation. The City Clerk is authorized to execute, attest to, and seal any
documents which may be necessary to effectuate this ordinance, subject to approval as to form
by the City Attorney.

SECTION 10. Authority to Amend. The City Attorney is granted authority to amend or
correct this Ordinance, with the express consent of the City Council, to reflect the intent of the
Council and ensure compliance with applicable laws.

SECTION 11 Effective Date. This ordinance becomes effective immediately upon adoption
and recording by the City Clerk.

ANTHONY S. FORD, Mayor

SO ORDAINED this ___ day of _____________________, 2024.

ATTEST:

___________________________________ (SEAL)
VANESSA HOLIDAY, City Clerk

APPROVED AS TO FORM:

QUINTON G. WASHINGTON, City Attorney

32
EXHIBIT A: DOWNTOWN VILLAGE PROHIBITED USES

F. Prohibited Uses. The following uses are prohibited in the Downtown Village Overlay District:
1. Adult entertainment establishments
2. Boarding and rooming homes
3. Catering establishments
4. Child and adult day care centers
5. Consignment and thrift stores
6. Family day care homes
7. Payday Loan, tittle loans, money cash exchanges – ensure each has a definition.
8. Places of Worship
9. Public and private schools and related facilities
10. Restaurants with drive- through facilities and/ or windows
11. Tobacco & Vape shops, cigar bars, hookah lounges
12. Tattoo and piercing studios
13. Extended Stay

EXHIBIT B: Lodging

LODGING: Bed and Breakfast as a Special Use Permit and Hotel and Boutique Hotel as a
permitted use

KEY: P - Permitted Use "See Section" - Additional
Regulations Apply
A - Permitted as an Accessory Use S - Special use
Use See
RR SR CCR MFR MHR OI DT C1 C2 C3 LI HI Section
LODGING
Bed and breakfast (not S S 3.26
in subdivision)
Boutique Hotel P
Hotel P P P P
Motel P P P
Short-term vacation A A Title 9
rental

EXHIBIT C: Residential

RESIDENTIAL: Multi-family apartments and condos as*permitted*

KEY: P - Permitted Use "See Section" - Additional
Regulations Apply
A - Permitted as an Accessory Use S - Special use
Use See
Secti
RR SR CCR MFR MHR OI DT C1 C2 C3 LI HI on
RESIDENTIAL
Accessory dwelling A A A 3.2.2
unit (guesthouse, in-
law suite, apartment
over garage)
Duplex, triplex, P P S
quadraplex
Home occupation A A A A A A 3.2.18
Live-work unit P
Manufactured home P
Mobile home P 3.2.26
Multi-family P P
apartments and
condos
Single-family P P P
residences (detached)
Townhouse (fee- P P
simple only)

EXHIBIT D: Recreation and Entertainment

Recreation and Entertainment: Dance Studio and Theaters with live
performances, assembly or concert halls, or similar entertainment within enclosed
building is “permitted*

KEY: P - Permitted Use "See Section" - Additional
Regulations Apply
A - Permitted as an Accessory S - Special use
Use
Use See
RR SR CCR MFR MHR OI DT C1 C2 C3 LI HI Section
RECREATION AND ENTERTAINMENT
Clubs and/or lounges P P P S S 3.2.24
Dance Studio P P P P 3.2.41
Indoor recreation P P P S S 3.2.24
(bowling alleys, movie
theatres and other
activities conducted
wholly indoors)
Private P P P S S 3.2.24
commercial/vocational
schools (including
martial arts or dance
studios, and technical
or vocational training)
Amphitheaters, P P P S S 3.2.24
Theaters with live
performance,
assembly or concert
halls, or similar
entertainment within
enclosed building

EXHIBITS E:

3.2.24 - Mass assembly centers and grounds (fairgrounds, outdoor amusements,
amphitheaters, convention centers, civic centers, rodeos, armories, places of worship, and
athletic fields).

A. As used in this zoning ordinance of the City of Stockbridge, Georgia, a place of assembly is
a structure, portion of a structure, or area (either indoor or outdoor), designed primarily for
people to gather to observe or participate in a single event or series of events. Places of assembly
primarily consist of:

1. Places of religious worship;
2. Conference centers;
3. Funeral homes;
4. Auditoriums;
5. Stadiums and coliseums;
6. Movie theaters;
7. Concert halls;
8. Dance halls;
9. Movie, television and radio studios admitting an audience;
10. Private commercial/vocational schools (including martial arts or dance studios, and
technical or vocational training); and
11. Clubs and/or lodges.

B. The following uses are not considered places of assembly for purposes of the UDC of the
City of Stockbridge, Georgia:
1. Public libraries;
2. Hospitals, clinics and/or medical offices;
3. Nursing homes;
4. Flea markets;
5. Transit stations;
6. Restaurants;
7. Recreational facilities without spectator seating.

C. Subject to all conditions of the underlying zoning district and the conditions below, the
following specific type(s) of place of assembly are permitted by right in the commercial and
industrial zoning districts of the city:
1. Places of religious worship;
2. Movie theaters;
3. Concert halls;
4. Private commercial/vocational schools (including martial arts or dance studios, and technical
or vocational training); and
5. Clubs and/or lodges.
D. Subject to subsection B. above and all conditions of any underlying zoning district places of
assembly shall be conditional uses in all other zoning districts.
E. In the event that any place of assembly is designed to serve more than fifty (50) persons at
any given time (whether or not the place of assembly is actually occupied by more than fifty
(50) persons), the parcel shall:
1. Be located on a lot fronting a major thoroughfare; and
2. Be located on a tract of land not less than two (2) acres in area and having a street frontage
of not less than two hundred (200) feet. In the case of parcels of land containing multiple
tenants, the total land area shall be prorated among the tenant spaces based on square footage
of each tenant space. In such cases, the prorated area for the place of assembly shall be not less
than two (2) acres in area.

F. Nothing in this section shall be deemed to amend or otherwise alter any life safety code or
any other provision of this Code unless expressly provided for herein.

G. Fairgrounds, outdoor amusements, amphitheaters, civic centers, convention centers, rodeos,
and armories may be approved as a conditional use in RR, C-2, C-3, LI, and HI districts. Such
facilities shall also meet the requirements of the applicable zoning district; of any applicable
overlay district; of the assembly use regulations; and the additional site design standards that
are set forth in this section.

EXHIBIT F:

To add the parking standards for “dance studios”

Use Group Example of Types of Use Minimum Requirement

All areas are expressed in spaces per gross square feet of building area unless ground area or some other
measure is specified
Adult entertainment 10 per 1,000 sq. ft.
establishments
Assembly places with fixed Stadiums/auditoriums 1 per 4 fixed seats
seating Theaters/amphitheaters
Assembly places without fixed Meeting halls 1 per 35 sq. ft. in largest
seating Libraries assembly room
Auto dealerships, sales & New car sales 6.5 per 1,000 sq. ft.
service Used car sales
Service and parts
Bowling alley 5 per alley
Child care kindergarten Day care centers 1.7 per 1,000 sq. ft. + 1 per 4
Pre-school employees on the largest shift
Churches and other places of Churches 1 per 3.5 fixed seats in the
worship Cathedrals largest assembly area
Temples
Without fixed seating 1 per 30 sq. ft. in largest
assembly area
Clubs and lodges Country clubs 5 per 1,000 sq. ft.
Fraternal organizations
Club with golf course 50 per 9 holes + 1 per 1,000 sq. ft.

Commercial, amusement, Amusement parks 1 per 4 fixed seats or 1 per 35 sq.
outdoor Skateboard parks ft. of floor area used for moveable
Batting cages seats; plus 10 per 1,000 sq. ft. of
ground area identified for
recreation and
assembly
Custodial care Assisted Living 2.5 per 1,000 sq. ft.

Dance Studios 1 space per 1,000 sq. ft.

Dormitories and related Dormitories 1 per bedroom + 5 per 1,000 sq.
Fraternity houses ft. of common area

10
Use Group Example of Types of Use Minimum Requirement

Sorority houses
Boarding houses
Festivals, outdoor Horse shows 2 per 1,000 sq. ft. of ground area
Carnivals identified for festivals and music
Dog shows festivals related seating
Arts and crafts

11
EXHIBIT G: Definitions

Amphitheater. An open-air venue used for entertainment, performances, and sports. An
amphitheater is a circular or oval open-air venue with tiered seating surrounding a central open
area, while a theater can be either indoor or outdoor and is designed for performing arts.

Art studio. An area in a building used for creation, production, rehearsal, study or teaching
of any visual art or craft, including but not limited to painting, drawing, graphic design,
photography, video, film, sculpture and pottery: written works of fiction or nonfiction; or any
performing art, whether for live or recorded performance, including music, dance and theater.
"Artist studio" may include performance space related to classes taught on-site and recording
studios; a studio for artisan related crafts, such as small scale metalworking, glassblowing,
furniture making, pottery, leather craft and similar activities. "Artist studio" may also include
accessory sales of art produced on the premises.

Artist. A person who practices one of the fine arts, design, graphic, musical, literary, computer,
or performing arts; or a person whose profession relies on application of these skills to produce
a creative product. The term includes, but is not limited to, individuals who practice visual
arts, such as painters, print makers, illustrators, sculptors, potters, jewelry makers, glass
makers, craft artists and photographers; performing arts, such as musicians, composers,
playwrights, choreographers and dancers; literary arts, such as creative writers and literary
translators; architecture and design, such as architects, landscape architects, engineers, urban
designers and planners, interior designers and decorators, industrial designers, graphic
designers and fashion designers; and media arts, such as filmmakers, video and audio artists
and web-based designers.

Dance Studio. A facility designed and used for the professional instruction and rehearsal of
dance, including but not limited to ballet, tap, jazz, contemporary, ballroom, hip-hop, and other
forms of dance that do not include adult erotic dancing. Workshops, private lessons, and classes
can all be offered.

Boutique Hotel. A facility not exceeding 60 rooms and where overnight accommodation for
less than 30 days are provided for compensation. The building shall have interior design
compatible with the area in which the hotel is located. The boutique hotel shall provide guests
with high quality services, such as, but not limited to, concierge, on-site restaurant, room service,
meeting space, business center, banquet facilities, spas, doormen, valet parking, boutiques
and/or other amenities. Guest rooms within the building shall contain no equipment for food
preparation other than a mini-fridge and/or microwave. There shall be no self-serve laundry
12
facilities (for guests use) within the building. Access to each guest room shall be through an
inside lobby supervised at all hours. Does not include Extended Stay Motels.

Hotel/Motel. A building in which lodging along with customary lodging facilities and services,
such as meeting rooms, restaurant, housekeeping services and/or center are provided for guests
for an average stay of less than 30 days and offered to the public for compensation. Hotel service
provisions of food and beverage services suitable for both guests and meeting spaces and
selective amenities, such as but not limited to spas, banquet groups, rooms, conference facilities,
valet parking, concierge, and on-site restaurant. Guest rooms center and/or within the building
shall contain no equipment for food preparation other than a microwave. There shall be no self-
serve laundry facilities (for guests' use) within the building. Access to each guest room shall be
through an inside lobby supervised at all hours. Does not include Extended Stay motels.

13
