---
date: 2025-08-11
title: Regular Council Meetings Agenda Packet
source: 2025-08/2025-08-11_Regular Council Meetings_Agenda Packet.pdf
pages: 1
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STOCKBRIDGE Council Meeting
CITY COUNCIL Agenda
Mayor Anthony S. Ford
August 11, 2025 7:00 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
Shawn Edmondson STOCKBRIDGE CITY HALL
CITY CLERK
4640 NORTH HENRY BLVD.
Vanessa Holiday
STOCKBRIDGE, GA 30281
CITY TREASURER
Frank Milazi Website: www.stockbridgega.org
CITY ATTORNEY Phone: 770-389-7900
Quinton G. Washington
Fax: 770-389-7912
Megan McCulloch
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, AUGUST 11, 2025 7:00 PM

CALL TO ORDER

INVOCATION

PLEDGE OF ALLEGIANCE

ROLL CALL

ADOPTION OF THE AGENDA

CEREMONIAL REVIEW - Proclamation issued to Miss Georgia US International,
Shacori Valentine , Swearing In MSAB member, and Youth Council members

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 must sign
your name, address, and phone number. 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 while meetings are in session.

ADOPTION OF THE MINUTES
1 Adoption of the June 16, 2025 Council Special Called Meeting Minutes
Adoption of the July 15, 2025 Council Meeting Minutes
Adoption of the July 29, 2025 Council Work Session Meeting Minutes

PUBLIC HEARING
2 TEXT AMENDMENT CASE #TX-2025-01 (Council District 4) SECOND
READING
Council consideration of a text amendment to amend Title 12 (Unified
Development Code), Section 2.5.3 (e) and Section 2.5.3 (f) of the City of
Stockbridge Code of Ordinances relating to the Downtown Village (DT) Overlay
District, so as to add certain uses to the list of "Special Uses" requiring a
Special Use Permit, and to remove certain uses from the list of prohibited uses
to allow them to now 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. - Presented by: Ryan Anderson
Page | 3

3 TEXT AMENDMENT CASE #TX-2025-02. (Citywide.) SECOND READING
Council consideration of a text amendment to amend the City of Stockbridge
Code of Ordinances to create a new section to establish supplemental use
standards for personal care homes for one to six unrelated adults; to identify
zoning districts where such uses are permitted by special use permit; to
establish compliance, operational, and development standards; to amend the
home occupation section; and for other purposes. - Presented by: Ryan
Anderson
4 SPECIAL USE PERMIT CASE #SP-2024-03. (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, within an existing single-
family detached residence. 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

NEW BUSINESS
5 The Stockbridge Municipal Court is offering an amnesty program for individuals
with outstanding traffic violation cases. The program specifically waives failure-
to-appear (FTA) arrest warrants for traffic offenses, allowing people to resolve
their cases without fear of arrest. The program will run from September 1 to
September 30, 2025. - Presented by: Genea Stanley
6 Council Consideration to approve the selection of an Entertainment Attorney.
- Presented by: Shawn Edmondson

DISCUSSION
7 Council Discussion of the City Manager Spending Authority, returning the
spending and contracting authority to up to $25,000 without City Council
Approval.

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 – Meetings are held on the second
Tuesday of each month (unless otherwise noted) in the Levi Room at
6:00 p.m. (Aug 12)
• Community Zoning Information Meeting – Wednesday, August 13th in
the City Hall Council Chamber at 6:00 p.m. (Aug 13) CANCELLED
• The Third and Final Millage Rate Public Hearing and Adoption has been
rescheduled and will take place on Monday, August 18th at 10:00 a.m. –
City Hall Council Chamber (Aug 18)
• Downtown Development Authority – Meetings are held on the third
Tuesday of each month at the Downtown Connection Center 130 M L
King Sr. Heritage Trail at 6:00 p.m. (Aug 19)
August 11, 2025 7:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 4

• Youth Council Advisory Committee – Meetings are held on the third
Tuesday of each month – City Hall Levi Room at 6:30 p.m. (Aug 19)
• Planning Commission – Meetings are held on the third Thursday of
each month at City Hall in the Council Chamber at 6:30 p.m. (Aug 21)
CANCELLED
• City Council Work Session – Meeting are held on the Last Tuesday of
each month at City Hall in the Council Chamber (Aug 26)

UPCOMING CITY EVENTS/INITIATIVES

• Join Main Street for the Tiny Tent Concert Series Fridays from 6pm to
8pm at the Stockbridge Connection Center, 130 M L King Sr. Heritage
Trail. Bring your lawn chairs. (Weather Permitting)
• Join Councilman Thomas & Councilman Berry in partnership for the
monthly Bingo Bash on Wednesday, August 20th from 10am – noon at
the Merle Manders Conference Center. Lots of fun to be had by all.
• Join Mayor Pro Tem Gantt for FREE Line Dance Class on Wednesday,
August 20th from 6pm – 8pm at the Merle Manders Conference Center.
Bring your own fan!
• Join Mayor Anthony Ford for the monthly Meet the Mayor - Monday,
August 25th from 10am – noon at City Hall. Meetings are by
appointment.
• The Economic Development Department host a FREE Business Health
Clinic on the 2nd Thursday of every month from 9am – 12pm at the
Stockbridge Connection Center 130 M L King Sr. Heritage Trail. Check
the Health of Your Business with the FREE Clinic.
• 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!
• Municipal Election Qualifying takes place Monday August 18 – Friday
August 22 from 8:30am to 4:30pm (closed from 12-1). More information
is available on the City Clerk’s Department page on the city’s website at
stockbridgega.org

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

August 11, 2025 7:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
Page | 5

2025 CONCERT SEASON SCHEDULE

• Saturday, August 16 – Stockbridge Jazz Festival hosted by Tommy
Davidson, featuring David Benoit, Jazz Funk Soul, EFX Allstars,
Chandra Currelley, Sonny Emory, Norman Brown, Jennifer Holliday,
Karen Briggs, Eric Darius, and Keiko Matsui
• Saturday, August 30th – Jimmy Jam and Terry Lewis celebrating 40
years of iconic music featuring performances by Reuben Studdard,
Deborah Cox, MC Lyte, Jordan Knight, Yolanda Adams, Chante Moore,
Morris Day & Jerome Benton, Cherrelle, and Ann Nesby
• Saturday, September 6th & Sunday, September 7th, Southern Soul
Weekend featuring King George, Tucka, West Love, Pokey Bear, TK
Soul Tywaun Moore, and Tonio Armani
• Saturday, September 13th – For Lovers & Friends featuring Tank with
special guest Lyfe Jennings, and Ginuwine

MAYOR'S COMMENTS (Mayor Anthony Ford)

EXECUTIVE SESSION (Exemptions to the Georgia Open Meetings Acts)

ADJOURNMENT

August 11, 2025 7:00 PM 4640 N. Henry Stockbridge, GA 30281 Phone: (770) 389-7900
CITY COUNCIL MEETING
SUMMARY MINUTES
TUESDAY, JULY 15, 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 6:034 p.m.

Invocation by: Mr. Jerry Mays

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 Berry. Mayor Ford, Mayor Pro Tem
Gantt, Councilmember Alexander, and Councilmember Barber were present in the
Chamber, and Councilmember Thomas was present via teleconference.

Motion to amend the Agenda to defer the following Items that will not be heard this
evening and will be removed from the Agenda at the Applicant’s Request to be heard at
a future date: Item #4 Appeal Case No. AP-2025-01; Item #7 Annexation Case No. AX-
2025-01; Item #8 Comp Plan Amendment Case No. CP-2025-01; Item #9 Rezoning
Case No. RZ-2025-01 was made by Mayor Pro Tem Gantt;
Councilmember Alexander stated staff has spoken with the Applicant, noting the
Applicant was present and wants to move forward with the case.
Mayor Pro Tem Gantt continued with the Public Hearing Announcement, stating the
following Items will not be heard this evening and have been withdrawn by the Applicant

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Item #5 Comp Plan Amendment Case No. CP-2025-02; and Item #6 Rezoning Case
No. RZ-2025-03.
Mayor Ford asked Mr. Anderson to confirm that a request regarding Items #7, #8, and #9
was submitted to defer these items at the request of the Applicant.
Mr. Anderson confirmed, stating the cases were deferred until staff spoke with the
Applicant today, who has decided to move forward with the referenced cases.
Mr. Anderson requested the order of the items on the Agenda be changed to allow staff
to retrieve and upload the presentations, noting that they were under the impression that
the items were being deferred.

Mayor Ford noted there was no second to the original motion.

Mayor Pro Tem Gantt restated the motion to amend the Agenda to remove Item #4
Appeal Case No. AP-2025-01; and withdrawn by the Applicant Item #5 Comp Plan
Amendment Case No. CP-2025-02; and the withdrawal of Item #6 Rezoning Case No.
RZ-2025-03; seconded by Councilmember Alexander. The motion passed unanimously
4-0.

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

CEREMONIAL
Mayor Ford referenced the ceremonial recognition prior to the start of the meeting where
the Stockbridge Public Works and Police Department personnel, the Georgia Piedmont
Region K-9 search and rescue, Henry County Police, Henry County Fire Rescue, Henry
County EMA, Clayton County Police Department, and the were recognized for their
participation and collaboration in the search and rescue of Ms. Rosebelle Brown.

PUBLIC COMMENTS
• Mr. Paul Turner asked members of the Governing Body and the City Attorney to
resign and step down, and cancel all remaining shows at the Amphitheater;
made comments regarding the city’s 2024 Budget Amendment of $32 million
dollars; recommended a forensic audit that predates of the Amphitheater from
2018 to present millions of dollars over budget; noted the city’s free events were
not free, and asked which departments in addition to the Amphitheater went over
budget in 2022, 2023 and 2024.
• Ms. Marion Calhoun stated that a member of the Council should be censured or
asked to resign for conduct unbecoming of a Councilmember for posting a
message regarding PornHub; noted free concerts are taking place on the
taxpayers dime with people from outside of the city enjoying the concert, and the
city residents outside of the venue unable to enjoy the concert funded by their
taxes; noted a Councilmember who was using the Merle Manders Conference
Center for an initiative and gathering the names and addresses of participants for
campaign purposes; and questioned a $245 payment made by Harold Young
using city funds to buy ice cream from a Councilmember’s ice cream shop.

Councilmember Alexander called for a Point of Order stating the Public Comment
Rules state that speakers are to address the Chair and not make personal
attacks.
2|Page
• Ms. Gernita Johnson noted Stockbridge has been her home for 16 years and
expressed some concerns: Frequent power outages in the Spivey Glen area, and
are deemed to be frustrating and unsafe for business owners and elderly
citizens, and questioned the city’s infrastructure being the issue; noted there is
no Youth Center or facility in the city, and that an investment needs to be made
in the youth; and asked where is the $32 million dollars that has been misplaced
or mismanaged citing a change for new leadership and transparency.

Councilmember Alexander stated that the misnomer of $32 million dollars was
not true or accurate.

Mayor Pro Tem Gantt stated that everyone has to the right to makes statements
during public comments and recognizes this is election season; and stated that
the two ladies who made comments are running for election in her district.

APPROVAL OF THE MINUTES
1. Approval of the June 9, 2025 Council Meeting Minutes
Approval of the June 25, 2025 Work Session Meeting Minutes
Approval of the July 1, 2025 Special Called Meeting Minutes
Councilmember Barber requested the June 9, 2025 Minutes to be
amended with the edit to the Motion to discuss Term Limits to state
Council Term Limits.
Motion to approve the Minutes of June 9, 2025, June 25, 2025 and July 1,
2025 with the stated amendment was made by Councilmember Barber;
seconded by Councilmember Alexander. The motion passed unanimously
4-0.

APPOINTMENT AND CONFIRMATION
2. Appointment and Confirmation of the Sole Finalist to fill the vacant position
of City Manager.
Mayor Ford called for a motion from the Council to confirm the
appointment of Shawntez Edmonson to fill the vacant position of City
Manager.

Motion to confirm the Mayor’s appointment was made by Councilmember
Alexander; seconded by Mayor Pro Tem Gantt. The motion passed
unanimously 4-0.

Mr. Edmonson addressed the Mayor & City Council, residents, and day-to-
day city staff, noting he is deeply humbled and honored to be appointed as
the next City Manager of Stockbridge, a city full of pride, pride, potential
and purpose; expressed his sincere gratitude to the Mayor & City Council
for the confidence and trust placed in him, and that it is not taken for
granted. Mr. Edmonson stated that he will honor that trust through tireless
service, clear communication, and leadership style rooted in accountability
collaboration and results; thanked his family for their unwavering support,
sacrifice, and believing in his calling to serve, and is why he strives to be
better every day and carries their strength with him every day.

3|Page
CONSENT AGENDA
3. A. Resolution to approve the 2025 Notice of Election and Qualifying Fees
B. Resolution to approve the 2025 Georgia Secretary of State Elections
Calendar
Councilmember Berry joined the meeting at 6:35 p.m.

Motion to approve the Consent Agenda was made by Councilmember
Barber; seconded by Councilmember Alexander. The motion passed
unanimously 5-0.

PLANNING & ZONING APPEAL
4. APPEAL CASE #AP-2025-01. (Council District 4.) Consideration of an
appeal of the March 17, 2025 Zoning Review Form that was used as a
basis for the City of Stockbridge's discontinuance of the 2025 business
license for truck parking on Parcel #S27-01016000 and Parcel #S27-
01017000 on Rock Quarry Road. The property is located in the Parkway
Mixed-Use (PMU) Overlay District, where truck parking and all industrial
uses are not permitted. A citation was issued on the property on March 4,
2025. The applicant appeared briefly in Municipal Court on May 16, 2025
and requested a "continuance" for at least 60 days. The court date was
rescheduled to July 18, 2025. Applicant: James Raven. Property Owners:
James Raven and Huddleston Concrete Company. The business license
was issued for 123 Rock Quarry Road, where the company's office is
located. The property is located in Land Lots 35 and 36 of District 12. The
zoning, current use, and acreage for each parcel are listed below. The
parcels are not contiguous.
~ 123 Rock Quarry Road (Parcel #S27-01012000) -- Zoned 'SR'
(Suburban Residential). Current use: Office for Huddleston Concrete
Company. Acreage: 1.55 +/- acres.
~ Parcel #S27-01016000 -- Zoned 'LI' (Light Industrial). Current use: truck
parking. Acreage -- 2.95 +/- acres.
~ 135 Rock Quarry Road (Parcel #S27-01017000) -- Zoned 'LI' (Light
Industrial). Current use: truck parking. Acreage: 3.44 +/- acres.
Presented by: Ryan Anderson, Community Development Director
Item Deferred at the Appellant’s Request.

PUBLIC HEARING – Mayor Ford read the Public Hearing Rules
5. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2025-02. (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, Community Development Director
The Application was withdrawn at the Applicant’s Request.
4|Page
6. REZONING CASE #RZ-2025-03. (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, Community Development Director
The Application was withdrawn at the Applicant’s Request.

7. ANNEXATION CASE #AX-2025-01. (Council District 5.)
Consideration of a request for the annexation, using the 100 percent
annexation method of the property at 1448 and 1468 Flippen Road from
unincorporated Henry County into the Stockbridge City Limits. Purpose:
To allow for the construction of a mixed residential development with
townhomes and single-family detached homes. Property Owners of 1448
Flippen Road: William K. Reichert and Brenda A. Reichert. Property
Owner of 1468 Flippen Road: Willard D. Gilreath. Applicant: Land Buyers
of America, LLC. Agent: Michael Kaner. The property is located in Land
Lots 11 and 12 of District 6, and it contains 21.771 +/- acres.
Presented by: Ryan Anderson, Community Development Director
Mr. Anderson presented Annexation Case #AX-2025-01, CP-2025-01, and
RZ-2025-01 in combination, and gave an overview of the development
noting the units would have 3BR, 2BA, and 2-car garages; 20’ setbacks;
presented the site plan, and noted the Planning Commission and Staff
both recommend approval.

Councilmember Alexander requested a traffic signal.

Mr. Jonathon Jones, Engineer of Land Buyers of America, LLC stated a
traffic signal is definitely agreeable and if warranted by the Traffic Study;
noted the development, Hanover Park, will be a resort style community
with 4 pickle ball courts, central mail, 10’ sidewalks along the frontage of
the development, 5’ interior sidewalks, minimum 2400 sq. ft homes and
minimum 1800 sq. ft. townhomes, minimum 3BR and 4BR mixed
throughout the community; all homes visible from Flippen Rd. would be 3-
sided brick; and will voluntarily include a fence and buffer noted the
Planning Commission and staff recommend.

Councilmember Alexander referenced the homes visible to Flippen Road
being 4-sided brick.

Mr. Jones agreed, noting Lot 1 to be 4-sided brick and the same on any
home visible to Flippen Road, and that Lot 1 will likely be the model home.

Councilmember Barber noted she likes the development with two- and
three-story townhomes, however, because District 4 is saturated with 2-
story townhomes, there is some hesitation, and noted the presentation
5|Page
shown by Mr. Anderson stated “if” there are security gates, there would be
flock cameras.

Mr. Anderson responded that flock cameras are mandatory according to
the new standards.

Councilmember Barber referenced the two entrances and asked where
the traffic light would be installed.

Mr. Jones noted that if approved, the red light would be installed at the
intersection of St. Ives and Parkway; and noted the development would
have a right in / right out second entrance for emergencies and is
optimistic about the approval of the traffic light.

Mr. Anderson stated the flock cameras were included in the Staff
Conditions.

Councilmember Barber asked if there is a possibility of an additional
access road within with limited options.

Mr. Jones noted the reasons why an interior road would not be feasible at
this time.

Councilmember Barber asked Mr. Jones if they would consider increasing
the number of single-family homes and decreasing the number of the
townhomes.

Mr. Jones noted the original plan was all townhomes, and met with staff
and the community and changed the site plan to include single-family
homes and reducing the number of units from 179 to 151, and from a
financial standpoint, cannot reduce the development any further, and
stated the developer prefers to have the amenities and a quality
development to workout, swim, play putt-putt on site, with open space
pockets in the interior.

Councilmember Alexander noted that as a Condition, no one could move
prior to the completion of the Western Parallel Connect which will alleviate
traffic and is expected to be completed in 2026/2027; and noted
Dutchtown Road will have improvements made as well.

Mr. Jones accepted the move-in stipulation, noting ANR has met with
Henry County DOT, noting the County is amenable to a signal at this
location.

Mr. Jones noted ANR (their traffic engineers) have met with Henry County
DOT who are agreeable to a traffic light.

6|Page
Public Hearing Opened

Speakers in Favor
Ms. Monica Howard stated she is a realtor and represents the sellers and
works for the buyers; noted she has been a resident of Henry County for
35+ years, as well as the sellers/owners of 1448 Flippen Rd. William K.
Reichert and Brenda A. Reichert, who for health and financial reasons can
no longer take care of the land; referenced the property at 1468 Flippen
Rd. where Michelle Jones became the Executor of the estate following the
death of her father, Willard Gilreath. Ms. Howard stated Ms. Jones would
like to resolve the probate matter and sell the property, noting the home
has been unable to sell in two years; and described the proposed
development and the amenities, and noted the buyer has agreed to all of
the requests from the Planning Commission; and wants to prevent the
property from become vacant and potential vandalism; and referenced
growth in Henry County.

No Speakers Opposed
Public Hearing Closed

Motion to approve AX-2025-01 was made by Councilmember Alexander;
seconded by Mayor Pro Tem Gantt. The motion passed unanimously 5-0.

8. COMPREHENSIVE PLAN AMENDMENT CASE #CP-2025-01. (Council
District 5.) Consideration of a request for a Comprehensive Plan
Amendment for property at 1448 and 1468 Flippen Road, after the
property is annexed into the Stockbridge City Limits. The property
currently has the Henry County future land use designation of “Medium-
Density Suburban,” and the applicant requests that it be assigned the City
of Stockbridge’s future land use designation of “Medium-Density
Residential.” Purpose: To allow for the construction of a mixed residential
development with townhomes and single-family detached homes. Property
Owners of 1448 Flippen Road: William K. Reichert and Brenda A.
Reichert. Property Owner of 1468 Flippen Road: Willard D. Gilreath.
Applicant: Land Buyers of America, LLC. Agent: Michael Kaner. The
property is located in Land Lots 11 and 12 of District 6, and it contains
21.771 +/- acres.
Presented by: Ryan Anderson, Community Development Director
Mr. Anderson presented Annexation Case #AX-2025-01, CP-2025-01 and
RZ-2025-01 in combination.

Motion to approve CP-2025-01 was made by Mayor Pro Tem Gantt;
seconded by Councilmember Alexander. The motion passed unanimously
5-0.

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9. REZONING CASE #RZ-2025-01. (Council District 5.)
Consideration of a request for the Rezoning of the property at 1448 and
1468 Flippen Road, after the property is annexed into the Stockbridge City
Limits. The property’s current Henry County zoning district is ‘RA’
(Residential-Agricultural), and the applicant requests that the property be
assigned the City of Stockbridge’s zoning district of ‘PUD’ (“Planned Unit
Development”). Purpose: To allow for the construction of a mixed
residential development with townhomes and single-family detached
homes. Property Owners of 1448 Flippen Road: William K. Reichert and
Brenda A. Reichert. Property Owner of 1468 Flippen Road: Willard D.
Gilreath. Applicant: Land Buyers of America, LLC. Agent: Michael Kaner.
The property is located in Land Lots 11 and 12 of District 6, and it contains
21.771 +/- acres.
Presented by: Ryan Anderson, Community Development Director
Mr. Anderson presented Annexation Case #AX-202-01, CP-2025-01, and
RZ-2025-01 in combination.

City Council Conditions:
Site Plan
Rezoning conditioned upon applicant submitting a new Future Site
plan reflecting all the zoning conditions due 7/16/2025.
Re-zoned to PUD and new submitted site plan will serve as
masterplan for the development.
Traffic Signal
The developer shall prepare and submit a traffic study to the City of
Stockbridge.
Traffic Impact study to determine viability of traffic signal at Flippen
Rd (Traffic study conducted with Henry County is complete.
Applicant is waiting for result and determination by henry county)
Traffic signals shall be black ornamental style for pole and
crosswalk.
Established in a four way with existing single is preferred.
Security
Flock Safety cameras shall be installed at each entrance of the
subdivision.
Walking Trail
Streetlights along walking trail
Setbacks:
10ft setbacks front, 5ft setback on sides (between single family
dwellings)
Homes sizes
Townhomes shall have a minimum 1800 sq feet.
Dwellings visible to Flippen rd. shall be constructed of brick on four
sides.
Sidewalks
Five (5)-foot-wide sidewalks shall be installed within the interior of
the subdivision.
Amenities
A small, enclosed clubhouse for up to fifty people shall be
constructed with directions from Community Development.
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Staff recommended conditions.
Site Plan:
The proposed mixed-residential development shall be constructed
according to a site plan titled “Annexation & Rezoning Plan for
Hanover Park,” Project No. 24040 on 4/30/25 to serve as PUD
Master Plan
Project Entrance: Entrances shall include:
Deceleration lanes,
10ft sidewalks along Flippen Rd
Flock cameras at security gates *
Parking:
Thirteen additional parking spaces due to a parking deficiency or
Apply/obtain parking variance permit.
Architectural Design:
Construction materials in compliance with UDC standards
Property Maintenance
HOA to maintain common areas for property and townhomes.
Motion to approve RZ-2025-01 with Conditions was made by
Councilmember Alexander; seconded by Mayor Pro Tem Gantt. The
motion passed unanimously 5-0.

10. ZONING MODIFICATION CASE #ZM-2025-01. (Council District 5.)
Consideration of a request for a major zoning modification for Parcel
#070-01022001 at the southwest corner of Highway 42 North and Tunis
Road to provide for modifications to the zoning conditions comprising the
Development Agreement for Rezoning Case #RZ-03-45-S. Purpose: To
allow the development of a single-family detached residential subdivision.
Property Owner: Henry Highway 42, LLC. Applicant: Shaker Reddy. The
property is located in Land Lots 31 and 32 of District 7, and it contains
27.72 +/- acres.
Presented by: Ryan Anderson, Community Development Director
Mr. Anderson presented Zoning Modification Case ZM-2025-01, noting
this item is not a request to rezone, but rather the developer is requesting
modifications to the approved Development Plan. Mr. Anderson reviewed
the Case Facts, Zoning History, the Original Site Plan, and the current Site
Plan, noting the Planning Commission and Staff recommend approval
w/23 Conditions, and additional Conditions added today, July 15, 2025.

Councilmember Alexander stated there have been ongoing discussions
regarding this project with the goal being a quality product, and is requiring
50% of the homes have 100% brick, streetlights, 10’ path along the
frontage, and trail connection from Rum Creek to Hwy. 42, noting GDOT
(Georgia Department of Transportation), will widen Hwy. 42 in the year
2030; and noted there has been a discussion for a clubhouse to seat up to
50 people, similar to the structure in the Winding Creek subdivision.

Mayor Ford questioned if the development would include pickle ball courts
or tennis courts.

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Mr. Anderson responded that those amenities would not be included in the
development.

Mr. Bryan Marshburn, Agent for the Applicant Shaker Reddy, reviewed the
purchase history of the proposed Gadson’s Crossing Development, noting
the applicant is requesting fewer lots. Mr. Marshburn referenced the
Development Agreement from 2014, reviewed the development, and
requested the modification be approved similar to the city’s approval of
adjacent developments in the area with 3-sided hardy plank or siding, or a
mixture thereof, and is requesting the approval for this development with
the same standards; and that he is agreeable to the Condition to add the
trees back per the recommendation from the Planning Commission.

Councilmember Alexander referenced a conversation with Mr. Marshburn
prior to the meeting today where he insisted on 50% of the homes with
100% brick and stated the City of Stockbridge has raised the standards,
and that the condition of 50% of the homes having 100% brick would be a
requirement for his vote of approval for the modification of the
development and asked the developer if he was agreeable to that
condition. Mr. Marshburn’s response was no, he is not.

Mr. Marshburn insisted on approval with the same Conditions approved by
the city for the adjacent developments in the area and stated that this
development meets the same standards that is being heard later on
tonight’s Agenda.

Councilmember Barber noted she was a resident of the Lakeside
subdivision and asked the developer if the sidewalks could be wider.

Mr. Marshburn stated he would not object to 5’ interior sidewalks.

Councilmember Barber asked Mr. Anderson for the standard for sidewalks
for the city.

Mr. Anderson stated the city’s standard is 5’ for interior sidewalks.

Public Hearing Opened
There were no speakers.
Public Hearing Closed

Councilmember Barber noted that the city’s standards allow for a mixture
of brick and hardy plank, and asked Mr. Anderson if the city’s standards
require 4-sided brick.

Mr. Anderson response was that 4-sided brick is not a standard in the
code as a requirement, however, it could be a Condition for a percentage.

Councilmember Barber asked Mr. Anderson if there were new
developments that the city has approved that were 4-sided brick.

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Councilmember Alexander noted developments on Brannan Rd./Liberty
was approved with 4-sided brick.

Mr. Anderson confirmed, noting there have been developments that have
volunteered to build with 4-sided brick.

Councilmember Barber noted there have been several town-home
developments approved by the Council in District 4 without her vote, and
that she certainly would have preferred this type of single-family home
development in District 4.

Mr. Marshburn noted the proposed development will be 3300 sq. ft. homes
on average with 3-sided hardy plank w/brick accents on the front with an
average selling price of $350,000 and will have minimum 3 bedrooms up
to 5 bedrooms; noted the property has been idle for more than 15, and
that their market analysis shows 5 homes for sale in the city of
Stockbridge, and that their analysis shows that their proposed
development would be sellable, similar to the Winding Creek
development.

Councilmember Alexander state the City of Stockbridge is raising the
standards and referenced the Brannan Rd. developments and Pulte
homes; and noted the proposed development backs up to the Eagles
Landing Country Club, which was not referenced by the developer, and
that he was advised that the an agreement had been reached earlier
today that 50% of the homes would be 100% brick; and noted residents
who want to move up have no inventory in Stockbridge, and are therefore
relocating to neighboring communities outside of Stockbridge for 4-sided
brick homes.

Mayor Pro Tem Gantt suggested a compromise with the homes at the
front or visible from Hwy. 42 have brick.

Mr. Marshburn stated he was agreeable to brick on the entry way homes
for a visibility standpoint.

Mayor Pro Tem Gantt stated there needs to be more affordable single-
family housing in Stockbridge, however the quality does not need to be
cheap; and that it is currently a buyers’ market and will make a decision
based on the Code and the recommendation of staff, while being fair to
the community, with all due respect to the representative of District 5.

Mr. Marshburn noted the property’s location being in the vicinity of a metal
recycling facility, and industrial businesses; and is asking for the same
standards that were approved for subdivisions and where those homes
were sold in District 5.

Mr. Anderson noted the city’s Code requires Class A materials, and the
development.

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Councilmember Berry asked Mr. Marshburn to consider meeting on
meeting ground, asking what percentage or number of homes could be 4-
sided brick.

Mr. Marshburn agreed to the four front homes being 4-sided brick, and
that all remaining homes throughout the community would be stack, stone,
stucco, or brick, with water tables on 3-sides; 5’ interior sidewalks, and a
cabana.

Mayor Pro Tem Gantt stated the development pricing needs to be within
reason, and not to outprice the market, noting the development is 59
homes and that adding a HOA fee and responsibility would be tough on
the residents.

Mr. Anderson stated the city’s Code has 100 homes as a starting point for
a HOA; and the same for a clubhouse.

Mr. Marshburn noted the Cabana has two restrooms and there is a space
to congregate.

Councilmember Alexander stated with the proposed price point, there
should be a club house to seat up to 50 people as deemed by staff
engineering.

Dwellings
Four homes facing Hwy 42 shall be constructed with
Three sides brick
Stacked stone, stucco front façade to match community.
One-third of homes shall have a minimum of 2400 sq feet, rather
than 2500 sq feet.
All homes shall have 80 percent stack/stucco/brick on their front
facades.
All homes shall have a water table on three sides (excluding the
rear façade.
Pedestrian Trail
A walking trail shall be installed along the periphery of the property
with Pedestrian bridge over Wolf Creek and connection HWY 42
Review of walking path and pedestrian bridge by city engineer for
erosion considerations
Streetlight on multiuse trail
Five (5)-foot-wide sidewalks shall be installed within the interior of
the subdivision.
Security
Perimeter fence adjacent to the railroad tracks, 50 ft on each side.
Streetlights shall be installed throughout the subdivision.
Pre-application meeting conditions
Dwellings

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One-third (1/3) of the one-story homes shall have a minimum of
2,400 sq. ft. of heated space, rather than the originally required
2,500 sq. ft.
The front elevation of all homes shall consist of a mixture of 50%
brick or stone and hardi-plank or cementitious siding, with a brick or
stone water table along both sides of the home.
Security
For security, a fence shall be installed around the back of the
development, adjacent to the railroad tracks, and it shall extend by
fifty feet on each side.
Flock Safety cameras shall be installed at each entrance of the
subdivision.
Amenities
Two centralized mailbox banks shall be provided, with one to be
located on each side of the development.
One swimming pool.
Pedestrian Trail
10-foot-wide sidewalks shall be installed along Highway 42 frontage
of the subject property.
Landscaping
A minimum 24-inch landscape strip shall be maintained between
the back of curb and the 4-foot sidewalk along all public streets.
Hardwood street trees shall be required throughout the entire
development, not just along Highway 42.
Administrative
The subject property shall be developed in substantial conformance
with the revised site plan titled “Gadson Subdivision: Site Plan,”
prepared by Accura Engineering and dated June 10, 2025.
The developer shall comply with all the other requirements of the
approved zoning case (RZ-03-45-S), including the original
Development Agreement adopted on June 14, 2004.
Motion to approve w/Conditions was made by Councilmember Alexander;
seconded by Mayor Pro Tem Gantt. The motion passed unanimously 5-0.

NEW BUSINESS
11. Ordinance to Amend the Requirements for the Issuance of Occupational
Tax Certificates (Business Licenses). (Citywide.)
Consideration of a new Title 9, Chapter 01, Section 260 (A) and (B), to be
added to the Stockbridge Code of Ordinances to repeal and replace the
existing section. The Henry County Tax Assessors' Office requested that
the City create this new ordinance to prevent businesses from receiving
an Occupational Tax Certificate (business license) or Regulatory License
if they have not first paid their ad valorem taxes or personal property
taxes.
Presented by: Uneeda Smith Sellers – Business Services Manager and
Stephanie Milton, Occupational Tax Clerk

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Ms. Smith-Sellers noted Ms. Milton was in attendance of a meeting
initiated by the Henry County Tax Commissioner’s Office where the
recommendation was made to Henry County and the cities of Hampton,
Locust Grove, McDonough and Stockbridge to amend their municipal
code to withhold the issuance of business licenses when there are
outstanding Ad Valorem or Property Taxes due to the County. Ms. Smith-
Sellers noted the Tax Commissioner’s Office would be responsible for
submitting the delinquent business owner’s information to each
municipality.

Motion to approve was made by Mayor Pro Tem Gantt; seconded by
Councilmember Berry. The motion passed unanimously 5-0.

12. Ordinance to Amend Chapter 5.16 Cemeteries - Section 5.16.070
Cemetery Regulations (City Stockbridge Cemetery and City Burk
Cemetery) to add L - Interments or dis-interments prohibited on specified
City of Stockbridge Cemetery Department holidays or any holiday/closure
observed by the City of Stockbridge.
Presented by: Vanessa Holiday, City Clerk
Ms. Holiday noted the request is to update the city’s municipal code with
the city’s holidays and office closures regarding cemetery regulations.

Motion to approve was made by Mayor Pro Tem Gantt; seconded by
Councilmember Berry. The motion passed unanimously 5-0.

13. Council consideration to approve contract renewal invitation to bid (ITB)
number 16RFP101216- DRR – American Tank Maintenance, LLC – Full-
Service Tank Maintenance Program in the amount of $61,419.00. Funding
source is from the Water Department Budgeted Funds.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted there are two tank maintenance facilities in the State of
Georgia, and that American Tank Maintenance, LLC, who is based in
Perry, GA, has a great relationship with the city, and recently saved the
city money on a recent repair due to a lightning strike, and while servicing
the tank, made the repair at no cost.

Motion to approve was made by Mayor Pro Tem Gantt; seconded by
Councilmember Alexander. The motion passed unanimously 5-0.

14. Council consideration to approve the renewal of the landscape
maintenance services contract with Yellowstone Landscape in the amount
of $350,000.00. Funding sources are from Government Buildings
Department and Amphitheater budgeted funds.
Presented by: Decius Aaron, Public Works Director
Mr. Aaron noted this request would be the final renewal with the contract
expiring on September 30, 2025, and the RFP is being prepared to place
out for bid.

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Motion to approve was made by Councilmember Barber; seconded by
Councilmember Berry.

Mr. Edmonson made a request to the City Council to Table this item to the
next meeting.

Councilmember Barber rescinded the motion and made a new motion to
Table the item as requested by Mr. Edmonson until he has an opportunity
to review; seconded by Councilmember Berry. The motion passed
unanimously 5-0.

DISCUSSION
15. Council Discussion for approval of an Ordinance to amend the
Stockbridge Municipal Code Section 3.30.222 (b) Approval of Contracts
and Section 3.30.223 (B) City Manager Authority, returning the spending
and contracting authority to $25,000 without City Council Approval.
Staff was directed to research to compare the spending authority of the
City Manager in cities of similar size and bring to the City Council at the
August 11, 2025 Council meeting for discussion.

16. Council Discussion of all non-budgeted/non-essential services and
expenses ceases immediately. All expenditures with or without contractual
obligations greater than $10,000 should be presented to the Governing
Body for consideration of approval. That includes Events and Concerts.
Mr. Milazi stated there is no dollar amount that needs to be set, noting if
the funding is not approved and allocated in the budget, it does not exist
and funds cannot be spent, no matter the amount; and noted on the
Governing Body can authorize Budget Amendments with an identified
funding source.
Councilmember Thomas exited the meeting at 9:16 p.m.
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.

• Planning Commission Meeting, Thursday, July 17th at 6:30 p.m. - City Hall
Council Chamber - (Jul 17 cancelled)
• Ethics Committee Meeting, Wednesday, July 23rd at 6:30 p.m. – City Hall Council
Chamber – (Jul 23)
• A joint public meeting will be held on Tuesday, July 29th at 11 a.m. to formally
discuss project priorities and funding allocations under the proposed Floating
Local Option Sales Tax (FLOST) program. Location: Henry County
Administrative Building, located at 140 Henry Parkway, McDonough, GA.
• City Council Work Session Meeting, Last Tuesday of each month, July 29th at
6:00 p.m. - City Hall Council Chamber (Jul 29)

15 | P a g e
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 Main Street for the Tiny Tent Concert Series Fridays from 6pm to 8pm at the
Stockbridge Connection Center, 130 M L King Sr. Heritage Trail. Bring your lawn
chairs. (Weather Permitting)
• Join Mayor Pro Tem Gantt for FREE Line Dance Classes on Wednesday, July
9th, July 16th, and July 30th from 6pm – 8pm at the Merle Manders Conference
Center. Bring your own fan!
• Join Councilman Thomas & Councilman Berry in partnership for the monthly
Bingo Bash on Wednesday, July16th 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, July
28th from 10am – noon at City Hall. Meetings are by appointment.
• The Economic Development Department host a FREE Business Health Clinic on
the 2nd Thursday of every month from 9am – 12pm at the Stockbridge
Connection Center 130 M L King Sr. Heritage Trail. Check the Health of Your
Business with the FREE Clinic.
• 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, July 26th – “My Girls Night” Xscape with special guest Mya.
• Saturday, August 16 & Sunday, August 17th – Stockbridge Jazz Festival hosted
by Tommy Davidson, featuring David Benoit, Jazz Funk Soul, EFX Allstars,
Chandra Currelley, Sonny Emory, Norman Brown, Jennifer Holliday, Karen
Briggs, Eric Darius, and Keiko Matsui
• Saturday, August 29th – Parti-Gras Tour featuring Bret Michaels and Special
Guests Lupe Fiasco and Chapel Hart
• Saturday, September 13th – For Lovers & Friends featuring Tank with special
guest Lyfe Jennings, and Ginuwine
• Friday, September 6th & Saturday, September 7th, Southern Soul Weekend
featuring King George, Tucka, West Love, Pokey Bear, TK Soul Tywaun Moore,
and Tonio Armani
• Saturday, September 20th – Do the Reggae Tour 2025 featuring Ziggy Marley
and Burning Spear

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MAYOR’S COMMENTS
Mayor Ford referenced the MLB All Star Baseball taking place in Atlanta/Cobb County
this evening and expressed the same to those who have mentored along the way; and
asked everyone to support the city’s concerts and events and to have an enjoyable
summer.

Mayor Ford called for a motion to convene Executive Session for Personnel, Real
Estate, Litigation and Cybersecurity.
Motion to convene Executive Session as stated was made by Councilmember
Alexander; seconded by Councilmember Berry. The motion passed unanimously 4-0.
Motion to adjourn Executive Session and sign an Affidavit was made Councilmember
Alexander; seconded by Councilmember Berry. The motion passed unanimously 4-0.
Motion to reconvene the meeting was made by was made by Councilmember
Alexander; seconded by Councilmember Berry. The motion passed unanimously 4-0.
Motion to approve a salary increase for the City Treasurer was made by
Councilmember Barber; seconded by Councilmember Berry. The motion passed
unanimously 4-0.
Councilmember Alexander stated the Executive Session discussion was Personnel,
Litigation and Real Estate.
Motion to adjourn the meeting at 11:40 p.m. was made by Councilmember Berry;
seconded by Councilmember Alexander. The motion passed unanimously 4-0.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

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CITY COUNCIL
SPECIAL CALLED MEETING
SUMMARY MINUTES
MONDAY, JUNE 16, 2025
4:00 P.M.
Mayor & City Council Administration
Mayor Anthony S. Ford Vacant, City Manager
Mayor Pro Tem LaKeisha Gantt – Dist. 1 Vanessa Holiday, City Clerk
Councilmember Alphonso Thomas – Dist. 2 Frank Milazi, City Treasurer/CFO
Councilmember Kyle D. Berry, Sr. – Dist. 3 Megan McCulloch, City Attorney
Councilmember Yolanda Barber – Dist. 4
Councilmember Elton Alexander – Dist. 5
Mission: Is 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 at 4:56 p.m. by Mayor Ford.

Invocation by Mayor Ford

Pledge of Allegiance recited by all in attendance.

The City Clerk was asked to proceed with Roll Call. All the members were present
except Mayor Pro Tem Gantt and Councilmember Thomas.

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

Mayor Pro Tem Gantt joined the meeting at 5:05 p.m.

NEW BUSINESS
1. Council Consideration to approve the 2025 – 2026 Liability Insurance Policy.
Presented by: Renee Wheeler, HR Manager & Matt Simmons of Gallagher

Ms. Wheeler noted the request is to approve the pending renewal of the city’s
Liability Insurance Policy for the 2025 – 2026 period, and noted staff is currently
conducting an audit of vehicles, and the premiums will be credited or adjusted
upward based on the outcome of the audit; and noted the city must renew by June
19, 2025 to retain coverage.

Councilmember Barber expressed concerns that the request to renew was being
presented to the Council for approval with only three days prior to the policy’s
expiration, leaving the city no choice but to approve to remain covered; and asked
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if there was only one quote, or if there were other quotes for the Council to
consider.

Ms. Wheeler noted Gallagher has presented one quote from Travelers Insurance
for consideration; and noted there were discrepancies in the number of vehicles
covered on the policy, and that the audit is necessary to verify the vehicles to be
covered, and noted the bulk of the vehicles are from Public Works and the Police
department.

Councilmember Alexander noted that it has been recommended that the city put
the Broker Services out for solicitation every 3-5 years.

Mr. Simmons noted the plan is to renew the city’s policy through December 31,
2025 and covert to a cancel/re-write to align the policy dates with the city’s fiscal
year effective January 1, 2026; and that upon completion of the city’s inventory,
there would be a credit issued or an invoice for additional premium.

Mayor Pro Tem referenced the net rate changes, noting there are items within the
industry standard; and noted the employment claim activity has an increase of
46.2% and is an area the Council needs to address to find out what is driving the
increase.

Councilmember Barber asked Mr. Milazi to weigh in with his recommendation on
how to proceed.

Mr. Milazi noted the renewal was submitted with a $200,000 increase in premium,
and requested an explanation from the broker/carrier, and was advised that the
increase was due to a discrepancy in the number of vehicles the city had on file
with Travelers, and therefore recommended an audit to confirm actual numbers.
Mr. Milazi noted Travelers gave an initial extension from May 19 – June 19,
however, the carrier would not grant an additional extension to July 19, and does
not believe that the premium amount of $831,861 will change.

Councilmember Berry asked Ms. Wheeler what the timeline was to complete the
audit. Ms. Wheeler confirmed the information would be completed by June 25th,
and the results would be submitted to the governing body.

Councilman Alexander reiterated the need to present options from other brokers
and carriers.

Motion to approve the renewal of the 2025-2026 Liability Insurance Policy with Travelers
Insurance Company through December 31, 2025 in the amount of $831,861.00
(annualized) or adjusted premium based on the vehicle inventory audit, and to look at
options for broker services and report the audit results of the credit/increase in premium
to the City Council no later than June 25, 2025 was made by Councilmember Berry;
seconded by Councilmember Alexander. The motion passed unanimously 4-0.

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EXECUTIVE SESSION
2. To discuss or deliberate upon the appointment, employment, compensation,
hiring, disciplinary action or dismissal, or periodic evaluation or rating of a public
officer or employee; O.C.G.A. §50-14-3 (6).

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

Motion to adjourn Executive Session and sign an Affidavit was made by
Councilmember Alexander; seconded by Councilmember Berry. The motion
passed unanimously 4-0.

Motion to reconvene the Special Called Meeting was made by Councilmember
Alexander; seconded by Councilmember Berry. The motion passed unanimously
4-0.

Motion to announce the sole candidate for the vacant City Manager position as
Emmanuel Adediran was made by Councilmember Alexander; seconded by Mayor
Pro Tem Gantt. The motion passed 3-0-1 (Alexander/Berry/Gantt Approved)
(Barber Abstained).

Motion to terminate the contract for Harold Young, Amphitheater Consultant due to
breach of contract was made by Councilmember Alexander; seconded by
Councilmember Berry. The motion passed unanimously 4-0.

Motion to adjourn the meeting at 10:00 p.m. was made by Councilmember
Alexander; seconded by Councilmember Berry. The motion passed unanimously
4-0.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

3|Page
COUNCIL WORK SESSION MEETING
SUMMARY MINUTES
July 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
Megan McCullough – Associate 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. Charles Marshall

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 Councilmember Alexander; seconded by
Councilmember Berry. The motion passed unanimously 4-0.

PUBLIC COMMENTS
Mr. Paul Turner made comments regarding the accountability of the $32 million-dollar
2024 budget amendment and asked for action from the city; referenced the 2022 and
2023 budget expenditures; commented on Councilmember Barber’s request for records
and noted she is the only member of the governing body who has not been appointed to
any board or committee; and referenced additional amphitheater construction
expenditures.

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Ms. Marion Calhoun expressed concerns about the FY2024 $32 million dollar budget
amendment; questioned transparency of the FY2025 budget and formatting changes,
specifically relating to ARPA and SPLOST accounts; and looks forward to participating
in the FY2026 Budget process.

Ms. Anika Potts, Main Street Advisory Board Member, requested funding for the
Alleyway Project, noting the request was initially made in 2019, along with making
improvements to elevate the city’s downtown district.

Mr. Willie Hopkins, Main Street Advisory Board Chair, noted the Board is committed to
promoting entrepreneurship downtown, and promotes successful initiatives, such as the
Tiny Tent events, and appreciates the city’s ongoing support; and requested approval of
the Alleyway Project.

Motion to amend the Agenda to add the Main Street Advisory Board Discussion of the
Alleyway Project was made by Councilmember Alexander; seconded by
Councilmember Berry. The motion passed unanimously 4-0

REVIEW OF THE MINUTES
1. Review of the July 15, 2025 Council Meeting Minutes
No Action Taken

DISCUSSION
Main Street Advisory Board – Alleyway Project
Presented by: Willie Hopkins, MSAB Chair and Gerald Sanders, Economic
Development Director and Lisa Fareed, Main Street/Downtown Manager
Mr. Hopkins noted there are vital needs in the downtown district to include
updates to the city’s Open Container Ordinance, adding a Private Event
Policy, and Reinforcing the Arts. Mr. Hopkins noted the Main Street
Advisory Board is genuinely exciting and committed and is the hardest
working Board in the city.

Mayor Pro Tem Gantt noted the City Council supports the development of
the downtown district and had an understanding that the Alleyway Project
had been approved and funded, noting the prior Main Street Manager
placed a hold on the project noting there were some items that needed to
be resolved.

Mr. Sanders thanked the City Council for their support of the Board and
asked for clarification of the funding source to complete the Alleyway
Project.

Mayor Pro Tem Gantt recommended the City Council hold a joint meeting
with Main Street.

Councilmember Alexander stated the project needs to advance noting the
funds are available in SPLOST V and SPLOST VI, asking the City
Treasurer to confirm.

Mr. Milazi stated he would review the accounts and respond accordingly.
2|Page
Mr. Edmondson, the city’s future City Manager, stated that under his
administration no project will be presented to the Council without a clear
understanding of the funding source.

Ms. Fareed thanked the Main Street Advisory Board for their commitment
to the Alleyway Project that was introduced in 2019, with an approved
Resolution in 2020; noting she had been advised by the former City
Manager that the funding for the project was no longer available.
Ms. Fareed noted the Alleyway Project has been included in the Main
Street Action Plan, and has been advised that the City Council ranked
downtown development as the #3 priority project at the Winter Retreat;
however there remains no identified funding source for the project; noted
there has been increased activity in the downtown district, and the City
Council needs to re-evaluate the codes and ordinances, and noted there
are concerns from business owners regarding the lack of enforcement of
laws currently on the books, and parking issues.

Mayor Pro Tem Gantt noted that downtown parking is a premium
everywhere and referenced downtown Griffin having the same issue.

Councilmember Barber noted her support of the Alleyway Project, and that
the Downtown District is in District 4, and asked that any and all issues
and or concerns be brought to her attention as the District Representative,
and she will discuss with city staff and the City Manager; and asked that
the Shipping Container Initiative for the downtown be reconsidered to
increase foot traffic in the downtown area, especially during the concert
seasons; and requested all city boards be included in the Council Retreats
so that the boards are not working in silos, and where everyone is on the
same page to review the priorities of the city.

Mr. Edmondson stated he needs to review the city’s Comprehensive Plan
and Master Plan to plan for strategic and smart growth.

Councilmember Berry offered his full support to Mr. Edmondson and his
requests.

Councilmember Alexander stated the City Council ranked the priorities,
and that staff needs to execute the plan; and noted that over 700 parking
spaces are available in the downtown area, and similar to other venues in
the downtown, there may be walking involved; noted a trade-off
agreement with Norfolk Southern and expressed of the city’s approved
RSVP Plan.

Mr. Hopkins noted his membership on the Main Street Advisory Board for
5 ½ years and recommended the City Council appoint Councilmember
Barber as the Board Liaison.

Councilmember Barber stated she accepts the recommendation made by
Mr. Hopkins.
3|Page
PRESENTATION
2. CITY MANAGER'S REPORT 2ND QUARTER 2025 - Includes: Reports
from Finance, Clerk's Office, Governing Body Administration, Information
Technology, Human Resources, Public Works, Community Development,
Economic Development, Events, Municipal Court, Police Department,
Citywide Development Authority and Youth Council.
Mayor Ford gave an overview of the Department and Board/Committee
Reports, noting the department reports are available online.

3. Economic Development Presentation – SSD (Special Services District)
Presented by: Gerald Sanders, Economic Development Director, and
John Ernst of Ernst Legal Group.
Mr. Sanders noted the SSD was approved by Ordinance in October 2024
and introduced Mr. John Ernst to proceed with the presentation.

Mr. Ernst noted he worked with the previous City Manager to create the
SSD, a new funding tool for the city, noting grants are becoming harder to
obtain, and this tool will become a funding mechanism for the city.

Mr. Ernst referenced the CID (Community Improvement District) that was
also proposed to the city, noting the CID is controlled by the business
owners, not the city, and the City Council would need to decide which
would be the priority project, noting the SSD can be done in layers, unlike
a CID, and with the SSD the city chooses the properties, and does not
recommend a CID and SSD at the same time, noting there are two
different services.

Mayor Ford stated the city would not want to overtax business owners.

Councilmember Barber asked Mr. Edmondson if he has had an
opportunity to review the SSD.

Mr. Edmondson confirmed that he has reviewed the SSD, and
recommends approval, noting the SSD was approved by the City Council
in October, however, the map needs to be approved to complete the file.

OLD BUSINESS
4. Council Consideration to approve the SSD (Special Services District) map.
Presented by: Gerald Sanders, Economic Development Director
Motion to approve was made by Councilmember Barber; seconded by
Mayor Pro Tem Gantt. The motion passed unanimously 4-0.

NEW BUSINESS
5. Council Consideration to fill a vacancy and appoint a member to the Main
Street Advisory Board and fill the remainder of the term.
Presented by: Megan McCulloch, Associate Attorney
Associate attorney noted the Main Street Advisory Board has received an
application from Mr. Jaylan Holman to fill a vacancy on the Board; and
noted the background was satisfied, one application, and the Board and
Economic Development Staff recommend approval.
4|Page
Motion to appoint Jaylan Holman to fill an unexpired term on the Main
Street Advisory Board through December 31, 2027 was made by
Councilmember Alexander; seconded by Councilmember Berry. The
motion passed unanimously 4-0.

6. TEXT AMENDMENT CASE #TX-2025-01 (Council District 4. FIRST
READING
Council consideration of a text amendment to amend Title 12 (Unified
Development Code), Section 2.5.3 (e) and Section 2.5.3 (f) of the City of
Stockbridge Code of Ordinances relating to the Downtown Village (DT)
Overlay District, so as to add certain uses to the list of "Special Uses"
requiring a Special Use Permit, and to remove certain uses from the list of
prohibited uses to allow them to now 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.
Presented by: Ryan Anderson, Community Development Director
Councilmember Alexander asked what prompted the Text Amendment.

Mr. Anderson stated that the amendment would be needed in order to
facilitate the proposed 3-acre project across from City Hall and is being
brought forward by Community Development.

Mayor Pro Tem Gantt exited the meeting at 7:24 p.m.

Mr. Anderson noted the city’s United Development Code (UDC) was
approved in March 2022, and this request is the 5th Text Amendment
during his tenure, and noted the PMU was recently amended to allow for
certain uses with a Special Use Permit to give the Council more discretion
of developments that come to the city.

Mr. Anderson presented the Map, and the Purpose of the Downtown
Village Overlay District, along with the regulations; noting there are current
conflicts that need to be addressed with this text amendment.

Mr. Anderson presented the Permitted Uses, Special Uses, and
Temporary Uses in the Downtown Overlay District; and presented the
Prohibited Uses in the Downtown Overlay District.

Mr. Anderson presented the Proposed Changes in the Text Amendment
noting the proposes changes would add certain uses to the list of “Special
Uses” requiring a Special Use Permit; and removing certain uses from the
list of Prohibited Uses and allow them to now be Permitted Uses, provided
that certain requirements are met.

Mr. Anderson reviewed the reason for the Proposed Changes are due to
interested businesses locating in the Downtown Overlay District, but are
not currently allowed, and the proposed action is to remove and replace
Section 2.5.3(E) and Section 2.5.3(F).

5|Page
Councilmember Barber noted she does not support Staff Administrative
Approval and requested (h) to be removed.

Mr. Anderson confirmed.

Councilmember Alexander stated that all the city’s current distance
requirement prohibitions need to remain in place, and recommended the
city update the Sign Ordinance using the Amphitheater signage as a
template.

Mr. Anderson confirmed, and noted an RFP was being prepared for a
UDC Update, not a full re-write, and would work on the Sign Ordinance as
well; and noted the City Council will vote on this Text Amendment
following the Second Reading at the August 11, 2025 meeting.

7. TEXT AMENDMENT CASE #TX-2025-02. (Citywide.) FIRST READING
Council consideration of a text amendment for Personal Care Homes to
replace Sections 3.2.28 and 3.2.29 in Chapter 3 of the Stockbridge Unified
Development Code (UDC) to create a new section to combine, revise, and
augment the provisions, standards, licensing, regulations, and oversight
for Personal Care Homes; to amend Chapter 9.70 within Title 9 of the
Stockbridge Code of Ordinances to add a new section which allows for the
provisions, standards, licensing, regulation, and oversight of Personal
Care Homes (as are distinguished from day care centers, family day care
centers, and group day care homes) within the City of Stockbridge; to
establish supplemental use standards for Personal Care Homes for one to
six unrelated adults; to identify zoning districts where such uses are
permitted by Special Use Permit; to establish compliance, operational, and
development standards; to amend the Home Occupation section; and for
other purposes. Currently, the City of Stockbridge has no mechanism for
licensing and regulating Personal Care Homes.
Presented by: Ryan Anderson, Community Development Director
Mr. Anderson noted the Business License Department is governed by two
documents: The Unified Development Code and the Code of Ordinances,
and that there is currently conflict with regard to Personal Care Homes
whereas the UDC allows; however, the Code of Ordinances does not
allow the Business License Department to issue the Business License.

Mr. Anderson noted the Text Amendment request is to amend the Code of
Ordinances to establish Supplemental Use Standards for Personal Care
Homes for one to six adults; to identify Zoning Districts where such uses
are permitted by Special Use Permit; and to establish Compliance,
Operational, and Development Standards; and for other purposes; and
asked the City Council to approve the request to remove the conflict.

Councilmember Alexander noted his support of the newly opened
business A New Well located on Rock Quarry Rd., noting the business is
a stand-alone facility, and is not located in a residential area.

6|Page
Mr. Anderson reviewed the Regulations for Personal Care Homes, and
noted the city’s Code needs to be corrected; and stated that per State law,
the last adopted code, the UDC that was adopted in 2022 prevails; and
also stated that a Special Use Permit would still be required and approved
by the City Council.

Councilmember Barber offered her support of the request and asked if
there was a distance requirement.

Mr. Anderson stated the Distance Requirement will be recommended at
4,500 feet; and noted the State Law has stringent requirements, and the
City will also require flock cameras for security, and that the location be on
a minimum of one acre.

Councilmember Berry asked about the difference/conflict in the Code.

Mr. Anderson attributed the difference to Scribner’s Error, an oversight
when the UDC was updated in 2022.

Councilmember Alexander questioned placing a commercial business
within a residential neighborhood.

Mr. Anderson noted daycare centers are allowed in subdivisions; however,
Personal Care Homes must be single-family detached homes that are not
located in a subdivision and reiterated that the request will still require a
Special Use Permit approved by the City Council.

Councilmember Barber noted District 4 received the largest number of
new residents when the city annexed more than 6,000 residents, and that
the applicant purchased the home prior to the annexation when the
property was located in unincorporated Henry County and has been
waiting for the City to bring the matter to the City Council for more than a
year.

Mr. Anderson noted this request is the First Reading, and that the item will
be presented to the City Council for the Second Reading during the
August 11th meeting for a vote.

8. CITY OF STOCKBRIDGE SHORT-TERM WORK PROGRAM / CAPITAL
IMPROVEMENT ELEMENT (STWP/CIE) FOR 2026-2030. (Citywide.)
Council Consideration to authorize Mayor Ford's signature on a letter to
transmit the City of Stockbridge 2026-2030 STWP/CIE (Short-Term Work
Program/Capital Improvement Element) to the Atlanta Regional
Commission (ARC).
Presented by: Ryan Anderson, Community Development Director
Mr. Anderson noted the Short-Term Work Program/Capital Improvement
Element (STWP/CIE) for 2026-2030 is the city’s Wish List of projects of
approximately $89 million dollars, and includes proposed funding sources,
and completed projects. Mr. Anderson noted the first step each year is to

7|Page
submit an updated Transmittal Letter to the DCA (Department of
/community Affairs) signed by the Mayor and Resolution. The DCA will
provide feedback, and staff will adjust/amend the report based on
recommendations from the DCA and submit the updated report to the City
Council for approval.

Councilmember Alexander referenced the $10 million dollars allocated for
the Community Center, and noted the project was ranked #1 on the
priority list of projects by the City Council during the Retreat earlier this
year.

Motion to approve was made by Councilmember Alexander; seconded by
Councilmember Berry. The motion passed unanimously 3-0.

9. Council consideration for approving a forfeited vehicle to be added to the
Police Department fleet in order to enhance police operations.
Presented by: Richard Godfrey, Assistant Police Chief
Asst. Chief Godfrey noted the city’s Police Department is in receipt of a forfeited
vehicle and is requesting to add the vehicle to the fleet for covert operations.

Motion to approve was made by Councilmember Barber; seconded by
Councilmember Berry. The motion passed unanimously 3-0.

10. Council consideration to approve an emergency procurement exception
increasing the Stockbridge Police Department's FY2025 spending
authority with Legacy Ford to an amount not to exceed $95,000. This
authorization is necessary to cover $22,955.69 in outstanding invoices
and $21,000 in projected vehicle maintenance costs over the next 60 days
while a competitive Request for Proposals (RFP) is finalized.
Presented by: Frank Trammer, Police Chief
Chief Trammer noted the city’s Procurement Code Motion caps at $50,000
and the city’s Police Department maintenance averages approximately
$10,500 per month utilizing Legacy Ford for repairs and maintenance; and
noted the Police Department and Public Works Department is working
with Procurement to create a citywide RFP for Fleet Services.

Councilmember Berry noted the approval would extend the services for 60
days.

Mr. Milazi noted the city’s Public Works Department is working on bringing
Fleet Services in-house, citywide, noting the full operations may not be in
full effect until mid-year 2026.

Motion to approve a 60-day extension for fleet maintenance services, and
to prepare a citywide Fleet Maintenance RFP was made by
Councilmember Berry; seconded by Councilmember Barber. The motion
passed unanimously 3-0.
8|Page
COMING 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.

• Youth Council Meeting, Monday, August 4th at 6:30 p.m. – City Hall Levi Room
• Citizens Police Advisory Council – Meetings are held on the first Thursday of
each month in the Stockbridge PD Community Room at 6:30 p.m. (Aug 7)
• Main Street Advisory Board – Meetings are held on the second Friday of each
month at the Downtown Connection Center 130 M L King Sr. Heritage Trail at
9:00 a.m. (Aug 8)
• The first Millage Rate Public Hearing previously set for Monday, August 4th has
been rescheduled for Monday, August 11th at 10:00 a.m. and the Second Millage
Rate Public Hearing will also take place on August 4th at 6:30 p.m.– City Hall
Council Chamber (Aug 11)
• The City Council Meeting held on the second Monday of each month will
convene at a special time of 7:00 p.m. following the Millage Rate Public Hearing
– City Hall Council Chamber (Aug 11)
• Citywide Development Authority – Meetings are held on the second Tuesday of
each month (unless otherwise noted) in the Levi Room at 6:00 p.m. (Aug 12)
• Community Zoning Information Meeting – Wednesday, August 13th in the City
Hall Council Chamber at 6:00 p.m. (Aug 13)
• The Third and Final Millage Rate Public Hearing and Adoption has been
rescheduled and will take place on Monday, August 18th at 10:00 a.m. – City Hall
Council Chamber (Aug 18)
• Downtown Development Authority – Meetings are held on the third Tuesday of
each month at the Downtown Connection Center 130 M L King Sr. Heritage Trail
at 6:00 p.m. (Aug 19)
• Youth Council Advisory Committee – Meetings are held on the third Tuesday of
each month – City Hall Levi Room at 6:30 p.m. (Aug 19)
• Planning Commission – Meetings are held on the third Thursday of each month
at City Hall in the Council Chamber at 6:30 p.m. (Aug 21)
• City Council Work Session – Meeting is held on the Last Tuesday of each month
at City Hall in the Council Chamber (Aug 26)

UPCOMING CITY EVENTS/INITIATIVES
• Join Main Street for the Tiny Tent Concert Series Fridays from 6pm to 8pm at the
Stockbridge Connection Center, 130 M L King Sr. Heritage Trail. Bring your lawn
chairs. (Weather Permitting)
• Join Mayor Pro Tem Gantt for FREE Line Dance Class on Wednesday, July 30th
from 6pm – 8pm at the Merle Manders Conference Center. Bring your own fan!
• Join Councilman Thomas & Councilman Berry in partnership for the monthly
Bingo Bash on Wednesday, August 20th 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, August 25th
from 10am – noon at City Hall. Meetings are by appointment.

9|Page
• The Economic Development Department host a FREE Business Health Clinic on
the 2nd Thursday of every month from 9am – 12pm at the Stockbridge
Connection Center 130 M L King Sr. Heritage Trail. Check the Health of Your
Business with the FREE Clinic.
• 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!
• Municipal Election Qualifying takes place Monday August 18 – Friday August 22
from 8:30am to 4:30pm (closed from 12-1). More information is available on the
City Clerk’s Department page on the city’s website at www.stockbridgega.org

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, August 16 – Stockbridge Jazz Festival hosted by Tommy Davidson,
featuring David Benoit, Jazz Funk Soul, EFX Allstars, Chandra Currelley, Sonny
Emory, Norman Brown, Jennifer Holliday, Karen Briggs, Eric Darius, and Keiko
Matsui
• Saturday, August 30th – Jimmy Jam and Terry Lewis celebrating 40 years of
iconic music featuring performances by Reuben Studdard, Deborah Cox, MC
Lyfe, Jordan Knight, Yolanda Adams, Chante Moore, Morris Day & Jerome
Benton, Cherrelle, and Ann Nesby
• Saturday, September 13th – For Lovers & Friends featuring Tank with special
guest Lyfe Jennings, and Ginuwine
• Friday, September 6th & Saturday, September 7th, Southern Soul Weekend
featuring King George, Tucka, West Love, Pokey Bear, TK Soul Tywaun Moore,
and Tonio Armani
• Saturday, September 20th – Do the Reggae Tour 2025 featuring Ziggy Marley
and Burning Spear

MAYOR’S COMMENTS
Mayor Ford noted the city has opened a Cooling Station at the Merle Manders
Conference Center on Tuesday, July 29th, Wednesday, July 30th and Thursday, July
31st from 7am – 5pm offering free water and ice to relief those residents in need from
the heat; noted Henry County Schools begin Thursday, July 31stand to be careful of the
students.

Motion to convene Executive Session for Personnel, Real Estate, Litigation and
Cybersecurity was made by Councilmember Berry; seconded by Councilmember
Barber. The motion passed unanimously 3-0.

10 | P a g e
Motion to adjourn Executive Session and sign an Affidavit with no action was made by
Councilmember Berry; seconded by Councilmember Alexander. The motion passed
unanimously 3-0.

The meeting adjourned at 9:30 p.m.

Respectfully submitted by:

Vanessa Holiday, City Clerk Anthony S. Ford, Mayor

11 | P a g e
TX-2025-01

TEXT AMENDMENT CASE #TX-2025-01
FOR THE
DOWNTOWN VILLAGE OVERLAY DISTRICT

CITY COUNCIL WORK SESSION MEETING
JULY 29, 2025

CITY OF STOCKBRIDGE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MAP OF THE DOWTOWN VILLAGE OVERLAY DISTRICT
(DTV Shown in Lilac; PMU Shown in Lavender)
LOCATION AND APPLICABILITY
OF THE DOWNTOWN VILLAGE OVERLAY DISTRICT
(From Section 2.5.3(A) and Section 2.5.3(C) of the UDC)

LOCATION OF THE DOWNTOWN VILLAGE OVERLAY DISTRICT:
~ Mainly consists of the Historic City of Stockbridge area.
~ Also includes some adjacent parcels.

APPLICABILITY OF REGULATIONS:
~ The DTV Overlay District regulations “shall take precedence over the regulations
of all other districts, including the base zoning districts and any other type of
overlay district.”
~ “The requirements of this district are not intended to apply to existing single-family
residences.”
PURPOSES OF THE DOWNTOWN VILLAGE OVERLAY DISTRICT
(From Section 2.5.3 of the UDC)

PURPOSES:

1. To recognize and affirm the function of the existing traditional downtown as the
central focus of commercial, artisan, and civic activities within the community.

2. To allow the existing downtown to flourish, intensify, and expand wherever it may
be appropriate, in a manner that is consistent with its traditional character.

3. To provide a local retail, service, artisan and civic center for the community.
CURRENT REGULATIONS FOR THE
DOWNTOWN VILLAGE OVERLAY DISTRICT

FROM SECTION 2.5.3 OF THE U.D.C.
PERMITTED USES IN THE DTV OVERLAY DISTRICT
(From Section 2.5.3(D) of the UDC)

PERMITTED USES:

1. All permitted uses as provided within the Downtown (DT) District.

2. Residential units which are located on upper floors above and/or to the rear of
commercial and/or office uses.
SPECIAL USES IN THE DTV OVERLAY DISTRICT
(From Section 2.5.3(E) of the UDC)
SPECIAL USES:

1. All special uses as provided in the Downtown (DT) District.

2. Bed and breakfast establishments.

3. Multi-family residential buildings.

4. Passenger depots and transit shelters.

5. Single-family residences. (NOTE: The regulations of this district do not apply
to existing single-family residences.)
TEMPORARY USES IN THE DTV OVERLAY DISTRICT
(From Section 2.5.3(G) of the UDC)

TEMPORARY USES:

1. Carnivals, fairs, and other similar activities of a temporary nature.

2. Food trucks and similar temporary vendors.

3. Outdoor recreational and/or educational opportunities.

4. Sidewalk sales.
PROHIBITED USES IN THE DTV OVERLAY DISTRICT
(From Section 2.5.3(F) of the UDC)
PROHIBITED USES:

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, title loans, money cash exchanges.
8. Places of worship.
9. Public and private schools and related facilities.
10. Restaurants with drive-through facilities and/or windows.
11.Tobacco and vape shops.
12. Tattoo and piercing studios.
13. Extended stay.
PROPOSED CHANGES
VIA TX-2025-01

BY THE PLANNING AND ZONING STAFF
PROPOSED CHANGES VIA TX-2025-01

PURPOSES OF TX-2025-01—To amend Title 12 of the UDC, Section 2.5.3(E) and
Section 2.5.3(F) for the Downtown Village (DTV) Overlay District, to accomplish
the following:
1. Add certain uses to the list of “Special Uses” requiring a Special Use Permit.
2. Remove certain uses from the list of Prohibited Uses and allow them to now
be Permitted Uses, provided that certain requirements are met.

REASONS FOR PROPOSING TX-2025-01:
1. Businesses are interested in locating certain uses in the DTV Overlay
District, but they are not currently allowed.
2. Such uses are already allowed within the adjacent PMU Overlay District
along North Henry Boulevard.

PROPOSED ACTIONS: Remove and replace the existing Section 2.5.3(E) and
Section 2.5.3(F).
“SPECIAL USES” TO BE ADDED TO DTV OVERLAY DISTRICT

“SPECIAL USES” TO BE ADDED, WITH AN APPROVED SPECIAL USE PERMIT:

1. Gasoline Stations, Minor Automotive Service/Repair/Maintenance Centers, Car
Washes, Convenience Stores, and Other Associated Uses. NOTE: These uses are
already allowed in the DTV Overlay District, but now they would require a Special
Use Permit.

2. Restaurants, take-out establishments, banks, and pharmacies with drive-through
facilities and/or windows.

3. Other Special Uses, to be determined by the Community Development Director.
PROPOSED LIST OF “SPECIAL USES” TO BE ALLOWED
IN THE DTV OVERLAY DISTRICT, WITH A SPECIAL USE PERMIT
(NEW SPECIAL USES APPEAR IN RED)
a. All Special Uses as provided in the Downtown (DT) District.
b. Bed and breakfast establishments.
c. Gasoline Stations, Minor Automotive Service/Repair/Maintenance Centers, Car
Washes, Conveniene Stores, and Other Associated Uses. NOTE: These uses are
already allowed in the DTV Overlay District, but now they would require a Special
Use Permit.
d. Multi-family residential buildings.
e. Passenger depots and transit shelters.
f. Restaurants, take-out establishments, banks, and pharmacies with drive-through
facilities and/or windows.
g. Single-family residences.
h. Other Special Uses, to be determined by the Community Development Director.
LIST OF REQUIREMENTS FOR “SPECIAL USES”,
UNCHANGED (Slide #1)

a. A Special Use 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.

b. The property must have a base zoning district which allows such uses.

c. All property design standards of the base zoning district must be met.

d. Any existing non-conforming structures may not be enlarged.

e. Building facades for both primary and accessory structures must be constructed
of brick on all sides.
LIST OF REQUIREMENTS FOR “SPECIAL USES”,
UNCHANGED (Slide #2)

f. 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.
g. An acceptable means of access and internal circulation must be provided, to be
determined by the Fire Marshal.
h. The required number of parking spaces must be provided.
i. The required buffers must be provided.
j. Other special requirements, to be determined by the Community Development
Director.
PROPOSED LIST OF PROHIBITED USES
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, title loan, and money cash exchange establishments.
8. Places of worship.
9. Public and private schools and related facilities.
10. Tobacco and vape shops.
11. Tattoo and piercing studios.
12. Extended stay motels and hotels.
13. Personal care homes. (To be added since #4 and #6 are already listed.)
STAFF RECOMMENDATION
FOR TX-2025-01:

APPROVAL.
TX-2025-01

TEXT AMENDMENT CASE #TX-2025-01
FOR THE
DOWNTOWN VILLAGE OVERLAY DISTRICT

CITY COUNCIL REGULAR MEETING—
AUGUST 11, 2025
CITY OF STOCKBRIDGE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MAP OF THE DOWTOWN VILLAGE OVERLAY DISTRICT
(DTV Shown in Lilac; PMU Shown in Lavender)
LOCATION AND APPLICABILITY
OF THE DOWNTOWN VILLAGE OVERLAY DISTRICT
(From Section 2.5.3(A) and Section 2.5.3(C) of the UDC)

LOCATION OF THE DOWNTOWN VILLAGE OVERLAY DISTRICT:
~ Mainly consists of the Historic City of Stockbridge area.
~ Also includes some adjacent parcels.

APPLICABILITY OF REGULATIONS:
~ The DTV Overlay District regulations “shall take precedence over the regulations
of all other districts, including the base zoning districts and any other type of
overlay district.”
~ “The requirements of this district are not intended to apply to existing single-family
residences.”
PURPOSES OF THE DOWNTOWN VILLAGE OVERLAY DISTRICT
(From Section 2.5.3 of the UDC)

PURPOSES:

1. To recognize and affirm the function of the existing traditional downtown as the
central focus of commercial, artisan, and civic activities within the community.

2. To allow the existing downtown to flourish, intensify, and expand wherever it may
be appropriate, in a manner that is consistent with its traditional character.

3. To provide a local retail, service, artisan and civic center for the community.
CURRENT REGULATIONS FOR THE
DOWNTOWN VILLAGE OVERLAY DISTRICT

FROM SECTION 2.5.3 OF THE U.D.C.
PERMITTED USES IN THE DTV OVERLAY DISTRICT
(From Section 2.5.3(D) of the UDC)

PERMITTED USES:

1. All permitted uses as provided within the Downtown (DT) District.

2. Residential units which are located on upper floors above and/or to the rear of
commercial and/or office uses.
SPECIAL USES IN THE DTV OVERLAY DISTRICT
(From Section 2.5.3(E) of the UDC)
SPECIAL USES:

1. All special uses as provided in the Downtown (DT) District.

2. Bed and breakfast establishments.

3. Multi-family residential buildings.

4. Passenger depots and transit shelters.

5. Single-family residences. (NOTE: The regulations of this district do not apply
to existing single-family residences.)
TEMPORARY USES IN THE DTV OVERLAY DISTRICT
(From Section 2.5.3(G) of the UDC)

TEMPORARY USES:

1. Carnivals, fairs, and other similar activities of a temporary nature.

2. Food trucks and similar temporary vendors.

3. Outdoor recreational and/or educational opportunities.

4. Sidewalk sales.
PROHIBITED USES IN THE DTV OVERLAY DISTRICT
(From Section 2.5.3(F) of the UDC)
PROHIBITED USES:

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, title loans, money cash exchanges.
8. Places of worship.
9. Public and private schools and related facilities.
10. Restaurants with drive-through facilities and/or windows.
11.Tobacco and vape shops.
12. Tattoo and piercing studios.
13. Extended stay.
PROPOSED CHANGES
VIA TX-2025-01

BY THE PLANNING AND ZONING STAFF
PROPOSED CHANGES VIA TX-2025-01

PURPOSES OF TX-2025-01—To amend Title 12 of the UDC, Section 2.5.3(E) and
Section 2.5.3(F) for the Downtown Village (DTV) Overlay District, to accomplish
the following:
1. Add certain uses to the list of “Special Uses” requiring a Special Use Permit.
2. Remove certain uses from the list of Prohibited Uses and allow them to now
be Permitted Uses, provided that certain requirements are met.

REASONS FOR PROPOSING TX-2025-01:
1. Businesses are interested in locating certain uses in the DTV Overlay
District, but they are not currently allowed.
2. Such uses are already allowed within the adjacent PMU Overlay District
along North Henry Boulevard.

PROPOSED ACTIONS: Remove and replace the existing Section 2.5.3(E) and
Section 2.5.3(F).
“SPECIAL USES” TO BE ADDED TO DTV OVERLAY DISTRICT

“SPECIAL USES” TO BE ADDED, WITH AN APPROVED SPECIAL USE PERMIT:

1. Gasoline Stations, Minor Automotive Service/Repair/Maintenance Centers, Car
Washes, Convenience Stores, and Other Associated Uses. NOTE: These uses are
already allowed in the DTV Overlay District, but now they would require a Special
Use Permit.

2. Restaurants, take-out establishments, banks, and pharmacies with drive-through
facilities and/or windows.
PROPOSED LIST OF “SPECIAL USES” TO BE ALLOWED
IN THE DTV OVERLAY DISTRICT, WITH A SPECIAL USE PERMIT
(NEW SPECIAL USES APPEAR IN RED)
a. All Special Uses as provided in the Downtown (DT) District.
b. Bed and breakfast establishments.
c. Gasoline Stations, Minor Automotive Service/Repair/Maintenance Centers, Car
Washes, Conveniene Stores, and Other Associated Uses. NOTE: These uses are
already allowed in the DTV Overlay District, but now they would require a Special
Use Permit.
d. Multi-family residential buildings.
e. Passenger depots and transit shelters.
f. Restaurants, take-out establishments, banks, and pharmacies with drive-through
facilities and/or windows.
g. Single-family residences.
LIST OF REQUIREMENTS FOR “SPECIAL USES”,
UNCHANGED (Slide #1)

a. A Special Use 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.

b. The property must have a base zoning district which allows such uses.

c. All property design standards of the base zoning district must be met.

d. Any existing non-conforming structures may not be enlarged.

e. Building facades for both primary and accessory structures must be constructed
of brick on all sides.
LIST OF REQUIREMENTS FOR “SPECIAL USES”,
UNCHANGED (Slide #2)

f. 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.
g. An acceptable means of access and internal circulation must be provided, to be
determined by the Fire Marshal.
h. The required number of parking spaces must be provided.
i. The required buffers must be provided.
PROPOSED LIST OF PROHIBITED USES
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, title loan, and money cash exchange establishments.
8. Places of worship.
9. Public and private schools and related facilities.
10. Tobacco and vape shops.
11. Tattoo and piercing studios.
12. Extended stay motels and hotels.
13. Personal care homes. (To be added since #4 and #6 are already listed.)
STAFF RECOMMENDATION
FOR TX-2025-01:

APPROVAL.
STATE OF GEORGIA
HENRY COUNTY
CITY OF STOCKBRIDGE

ORDINANCE NO. TX-2025-01

AN ORDINANCE TO AMEND TITLE 12 (UNIFIED DEVELOPMENT
CODE), SECTION 2.5.3(E) AND SECTION 2.5.3(F), OF THE CODE OF
ORDINANCES, CITY OF STOCKBRIDGE, GEORGIA RELATING TO
THE DOWNTOWN VILLAGE (DT) OVERLAY DISTRICT, SO AS TO
ADD CERTAIN USES TO THE LIST OF “SPECIAL USES” REQUIRING
A SPECIAL USE PERMIT, AND TO REMOVE CERTAIN USES FROM
THE LIST OF PROHIBITED USES AND ALLOW THEM TO NOW 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. That Title 12, Section 2.5.2(E) and Section 2.5.3(F) of the
current Stockbridge Code be deleted, and that new Title 12, Section 2.5.3(E) and Section
2.5.3(F) be added to the Code of Ordinances, City of Stockbridge, Georgia, so as to read as
follows:

E. Special Uses. Certain “Special Uses” may be located in the Downtown Village Overlay District,
provided that they are first approved via a Special Use Permit and that they meet other specified
requirements. Section E(1) below provides the list of “Special Uses” which may be located in the
Downtown Village Overlay District, and Section E(2) below provides the list of requirements for
those Special Uses.

1. List of Special Uses.

a. All Special Uses as provided in the Downtown (DT) District.

b. Bed and breakfast establishments.

c. Gasoline Stations, Minor Automotive Service/Repair/Maintenance Centers, Car Washes,
Convenience Stores, and Other Associated Uses.

d. Multi-family residential buildings.

e. Passenger depots and transit shelters.

f. Restaurants, take-out establishments, banks, and pharmacies with drive-through facilities
and/or windows.

g. Single-family residences.

h. Other Special Uses, to be determined by the Community Development Director.

2. List of Requirements for Special Uses

a. A Special Use 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.
b. The property must have a base zoning district which allows such uses.
c. All property design standards of the base zoning district must be met.
d. Any existing non-conforming structures may not be enlarged.
e. Building facades for both primary and accessory structures must be constructed of brick on all
sides.
f. 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.
g. An acceptable means of access and internal circulation must be provided, to be determined by
the Fire Marshal.
h. The required number of parking spaces must be provided.
i. The required buffers must be provided.
j. Other special requirements, to be determined by the Community Development Director.

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, title loan, and money cash exchange establishments.

8. Places of worship.

9. Public and private schools and related facilities.

10. Tobacco and vape shops.

11. Tattoo and piercing studios.

12. Extended stay motels and hotels.

13. Personal care homes.

SECTION 2. Repeal. The existing Title 12, Section 2.5.3(E) and Section 2.5.3(F) are
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

42
TX-2025-02
Personal Care Homes Text Amendments
City Council Meeting August 11, 2025
Purpose

• AN ORDINANCE TO AMEND THE
CODE OF ORDINANCES TO ESTABLISH
SUPPLEMENTAL USE STANDARDS FOR
PERSONAL CARE HOMES FOR ONE TO
SIX UNRELATED ADULTS,
• TO IDENTIFY ZONING DISTRICTS
WHERE SUCH USES ARE PERMITTED
BY SPECIAL USE PERMIT, AND
• TO ESTABLISH COMPLIANCE,
OPERATIONAL, AND DEVELOPMENT
STANDARDS; AND FOR OTHER
PURPOSES.
Section 1. Approval to amend the Stockbridge Code of Ordinances Title 9,
entitled, “Licensing and Regulation”, shall be amended to add a new section
entitled, "Supplemental Use Standards for Personal Care Homes," which shall
read as provided in the attached Exhibit A, and to amend section 3.2.18 for home
Occupations to provide for personal care homes, as

Section 2. Approval to amend the Unified Development Code, Title 12, entitled,
“Unified Development Code”, Chapter 3, entitled, “Use Regulations, Section
3.2.28, “Personal care homes, group homes, and boarding home having two or

Actions Requested
less persons”, and Section 3.2.29, entitled, “Personal care homes, group homes,
and boarding home having three or more persons”, which shall read as provided
in the attached Exhibit A.

Section 3. Approval to amend the Unified Development Code, Title 12, entitled
“Unified Development Code”, Chapter 3 entitled “Use Regulations, sections 3.2.18
section A, numbers 5, 6, 9 & 13 to include “except for personal care homes”.
To create a new section in the Code of
Ordinance entitled, “Supplemental Use Section 4. Approval to amend the Unified Development Code, Title 12, entitled
Standards for Personal Care Homes” “Unified Development Code”, Chapter 3 entitled “Use Regulations, Section 3.2.18,
Amend Amend , Unified Development Code,
section A, numbers 10 & 13 to include, “This does not apply to personal care
homes”. as provided in Exhibit B.
Use Regulations, Sections 3.2.18,
3.2.28, & 3.2.29 Section 5. Approval to amend, the Unified Development Code Title 12, entitled
“Unified Development Code”, Chapter 3 entitled “Use Regulations, Section 3.2.18,
section B, to include, “This does not include personal care homes, which may be
permitted as home occupation, provided that a Special Use Permit is first approved
for the property.” as provided in Exhibit B.
All ordinances or parts of
Repeal ordinances that in conflict with
this Ordinance
Section 6. 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 7. Severability. In the event that any section, subsection, sentence,
clause, or phrase of this Ordinance is declared or adjudged to be invalid or
This ordinance to become and be made unconstitutional, such adjudication shall in no manner affect the remaining portions
a part of the code of Ordinances, City of of this Ordinance, which shall remain in full force and effect as if the invalid or

Authorize Stockbridge, Georgia, and the sections
of the ordinance may be renumbered to
unconstitutional section, subsection, sentence, clause, or phrase were not
originally a part of this Ordinance.

accomplish such intention Section 8. Repealer. All ordinances or parts of ordinances that are in conflict with
this Ordinance are hereby repealed.
Personal Care Home Definitions
• Personal care services are provided to no
more than six (6) non-family adults.
Personal Care
• Personal care services include, but are not
Home (PCH) limited to, individual assistance with, or
supervision of, self-administered
medication and essential activities of daily
A residential facility providing
living, such as eating, bathing, grooming,
assistance to individuals who
dressing, and toileting.
need help with daily activities, • A personal care home may not provide
but who do not require the nursing or other medical services or admit
level of medical care found in and retain residents who need continuous
nursing homes. medical or nursing care
Additional Definitions
Administrator shall mean the person designated to maintain responsibility for the household on a 24-
hour basis, seven days a week and 365 days a year, and who shall live on site.

Employee shall mean any person who receives compensation in any form for services rendered in their
duties at a community living arrangement or a personal care home, and who has been approved by the
State of Georgia Department of Community Health to be employed at such a location.

Volunteer shall mean a person who provides services or assistance at a personal care home without
receiving financial compensation or other tangible benefits in return.

Resident shall mean any non-family adult living in a community living arrangement or personal care home
and receiving services, support, care, or treatment.
Section 9.70.020 of the Stockbridge Municode, which is
part of Title 9 for Licensing and Regulation, provides

Code of
definitions for day care centers, family day care centers,
and group day care homes, but not specifically for
personal care homes.
Ordinance • Personal Care Homes are different from day care centers,
Distinctions 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.
• Personal Care Homes do not include buildings which are
devoted to independent living units, nor does it include
halfway houses, residential treatment facilities, nursing
homes, sanitariums, hospitals or other institutional
facilities, or rooming or boarding facilities that do not provide
personal care.
Zoning Eligibility
The City of Stockbridge permits Personal Care Homes (PCH) by Special Use Permit.
Personal Care Homes housing up to six (6) unrelated adults permitted are in zoning districts: RR (Rural
Residential), SR (Suburban Residential), CCR (City Center Residential), MFR (Multifamily Residential),
and OI (Office-Institutional).

Key P – Permitted use “See Section” Additional Regulation Apply

A - Permitted S –Special Use

Residential
Use RR SR CCR MFR MHR OI DT C1 C2 C3 LI HI
Personal S S S S S
Care
Homes
Development Standards

Development Feature Standard
Minimum Site Area 1 acres (not located within a subdivision)
Minimum Side/Rear Setbacks Must meet the zoning district setback requirements.
Structure Type Single-family home, freestanding structure, or within a religious facility
Number of Residents 1 to 6 unrelated adults
Hours of Operation 24-hour supervision
Parking Two (2) spaces per unit plus one (1) ADA space per non-resident employee. No parking shall be allowed in
the front yard setback.
Fencing A 6-foot privacy fence shall be installed around the perimeter and sides of the house (refer to Section
3.2.13 of the Stockbridge Unified Development Code)
Minimum House Size 2,250 square feet
Exterior Appearance The exterior appearance of any residential structure for which a personal care home is approved shall be
maintained as residential and no signs shall be erected.
HVAC Requirements Central HVAC system in good working condition
ADA Compliance Facility must include accessible features such as ramps, grab bars, and clear path of travel in accordance
with ADA
Flock Cameras Flock cameras must be installed with 360-degree coverage around the structure
Use Standards

Use Standard
Resident Capacity Facilities shall accommodate a minimum of one (1) and a maximum of six (6) unrelated adults.
Staffing requirements At least one administrator, on-site manager, or responsible staff member shall be on the premises 24 hours per day. The minimum
on-site, staff-to-resident ratio is 1:2 during waking hours and 1:6 during non-waking hours.
Curb Cut Access Permitted curb cut access shall be from an arterial or a major collector. Permitted curb cut access may be allowed from a minor
collector if within 1,000 feet of the property line of an institutional use
Setback from Residential A minimum 50-foot building setback is required from any adjacent property zoned SR, CCR, MFR, or RR when used for single-family
District purposes.
Off Street Parking A minimum of two (2) off-street parking space per resident unit plus one (1) ADA parking space per non-resident employee shall be
Requirements provided. Parking is prohibited within the front yard setback and must be located to the side or rear of the principal structure.
Landscaping & Buffers Provide landscape strips and buffers as required in the allowable zoning district as specified. The facility shall comply with
landscape strip and buffer requirements as specified in the applicable zoning district and Section 5.6 of the UDC. Includes a Type C
buffer (minimum twenty feet) adjacent to residential uses, and a 10-foot street frontage landscape strip.
Resident Registry The personal care home shall provide the Stockbridge Fire Marshal and Police Department with a current and annually updated list
of residents who have disabilities, and any other information concerning their special needs.
Regulator Compliance The personal care home must comply with all local, state, and federal regulations. All required permits must be submitted to the
Stockbridge Department of Community Development prior to the issuance of a Certificate of Occupancy.
Proximity Restrictions No such facility shall be located within 5,280 feet of any other assisted living facility, community living arrangement, personal care
home, or medical-related lodging or rehabilitation center.
Business License The personal care home must obtain a valid business license from the City of Stockbridge Business Services Division.
Requirements
Compliance and Requirements
Inspection Requirement Recordkeeping
All licensed personal care homes shall be Personal care homes must maintain current
subject to annual inspections by the City of records for all residents and staff. The
Stockbridge to verify their compliance with records must be retained for a minimum of
zoning, health, safety, and building codes. three (3) years after the resident is
Signage Limitations discharged, transferred, or deceased, in
accordance with Georgia Department of
No commercial signage shall be permitted on Community Health regulations.
the premises of a Personal Care Home located
in a residential zoning district. Operational Manual
Annual Compliance Report Each facility shall maintain and make
available on-site an Operational Policies and
Each personal care home shall submit an Procedures Manual. The Operational Policies
Annual Compliance Report to the City. and Procedures Manual shall be reviewed
Floor Plan Submission and updated annually.
Applicants shall submit a detailed floor plan
with their Special Use Permit application.
Security

Security Plan Security Measures
• A written security plan shall be submitted • Facility Security: Five (5) outdoor cameras,
as part of the Special Use Permit floodlights, smoke detectors, and an alarm
application to the City of Stockbridge, system.
Georgia. The plan shall detail: • Resident Security: Security-coded entry
• Emergency response procedures, doors and a monitored entry system.
• Visitor access protocols, • Medication Storage: Locked medication
boxes that are restricted from unauthorized
• Stiff response training, access.
• Regular maintenance • Accessibility Features: Grab bars and
• Position of security cameras for 360-degree appropriate signage throughout.
coverage. • Emergency Systems: Emergency exits, exit
signs, an emergency evacuation plan, and
established emergency service procedures.
• Staff would assess the situation, contact 911, and
transport residents to a hospital or urgent care center, if
necessary.
• Fire and Evacuation: All staff would be trained in fire
safety and evacuation procedures; regular fire drills
Emergency would be conducted.
• Weather and Natural Disasters: Facility would maintain
Procedures an emergency kit and a disaster preparedness plan in
case of severe weather or natural disasters.
• Emergency Exits: They must be clearly marked,
unobstructed, and accessible to all residents, including
those with mobility impairments.
A person or entity seeking to own or operate a personal
care home within the City of Stockbridge must receive a
personal care home annual permit, to be issued and
renewed annually by the City. The City shall require :
• Reasonable investigation assessing the application

Annual • Permit Fee $1500, that cannot b prorated on or after July
1 and valid through December 31 of the year applied
Permits • A valid permit may be renewed for a consecutive one-
year period.
• Additional conditions upon operations to ensure
compatibility with other uses in the vicinity and to
ensure public health, safety and welfare as determined
by the City
Annual Permit Denials and Revocations
Application Denial Permit Revocation
The city may deny an application for personal A personal care home permit may be revoked for
care home if: any of the following reasons:
• the applicant has been convicted of a felony; • The owner or operator of the personal care home
violates any requirement of this section.
• the applicant is under the age of twenty-one (21)
years. • The owner or operator of the personal care home
is convicted of a felony.
• the applicant has made a false statement in the
application for a license, • Personal care home is not in compliance with
one or more of the conditions of its license.
• the application on its face indicates that the
proposed personal care home cannot be • Owner or operator has committed fraud in the
operated in accordance with the requirements rendering of services or fraud or deceit in
of this section, obtaining a permit.
• or any other significant finding • The owner or any employee has engaged in any
fraudulent, false, misleading, or deceptive
practices in the operation of the facility.
• The owner, resident or any employee commits
any criminal act at the permit holder's premises.
• Any other significant finding
Occupational Tax Certificate
• Personal Care Homes shall be considered • A personal care home OTC may be revoked for
regulated businesses, as defined by the City of any of the following reasons:
Stockbridge’s Code of Ordinances. • The owner or operator of the personal care
• The non-refundable annual fee is based on the home violates any requirement of this
gross receipts of the business and added with section;
an annual permit. • The owner or operator of the personal care
home is convicted of a felony;
• Applicants are required to file for a personal care
home permit with the City of Stockbridge’s • The personal care home is not in
Business Services Division annually. compliance with one or more of the
conditions of its license; or
• A person or entity seeking to own or operate a • Any other significant finding.
personal care home within the City must apply
for and receive an OTC. • A personal care home shall also obtain all other
approvals and permits required by Ordinances
• The OTC must be renewed and issued annually of the City of Stockbridge and the State of
by the City of Stockbridge’s Business Services Georgia.
Division.
• Personal care homes must maintain an active
• The City may impose additional conditions on Occupational Tax License from the City of
the operation of a personal care home as it Stockbridge.
deems necessary to ensure its compatibility
with surrounding land uses, and to protect the
public health, safety, and welfare.
Unified Development Code Changes
3.2.18 Home Occupations 10. Applicants shall not be allowed to have
customers visit the home occupation, except
5. Use of a dwelling for a home occupation as listed below (This does not apply to
shall not exceed twenty-five percent (25%) of personal care homes):
one (1) floor, except for personal care 13. No more than two (2) non-transient guests
homes.
may be boarded at anyone (1) time as a home
6. No interior or exterior alterations that are occupation. This does not apply to personal
inconsistent with the residential use of the care homes.
building shall be permitted, except for
personal care homes. 17.b. Family Day Care Centers Prohibited.
Family day care centers, as are defined in this
9.b. No business activities involving in-person unified development code, shall hereafter be
contacts with customers shall be conducted strictly prohibited within the City of
between the hours of 7:30 p.m. and 7:30 Stockbridge. This does not include personal
a.m., except for personal care homes care homes, which may be permitted as
home occupation, provided that a Special
Use Permit is first approved for the
property
• Ryan Anderson
Questions or • Community Development Director

Comments • Randerson@stockbridgega.org
• Phone: 678-833-3340
STATE OF GEORGIA
HENRY COUNTY
CITY OF STOCKBRIDGE

ORDINANCE NO. TX-2025-02

AN ORDINANCE TO AMEND THE CODE OF ORDINANCES TO CREATE A
NEW SECTION TO ESTABLISH SUPPLEMENTAL USE STANDARDS FOR
PERSONAL CARE HOMES FOR ONE TO SIX UNRELATED ADULTS; TO
IDENTIFY ZONING DISTRICTS WHERE SUCH USES ARE PERMITTED BY
SPECIAL USE PERMIT; TO ESTABLISH COMPLIANCE, OPERATIONAL, AND
DEVELOPMENT STANDARDS; TO AMEND THE HOME OCCUPATION
SECTION; AND FOR OTHER PURPOSES.

WHEREAS, the City of Stockbridge, Georgia is authorized by its Charter and by
the general laws of the State of Georgia, including, but not limited to, Title 36 of
the Official Code of Georgia Annotated (O.C.G.A.), to adopt and amend
ordinances related to the regulation of land uses; and

WHEREAS, the Mayor and Council of the City of Stockbridge find that it is in the
best interest of the public health, safety, and welfare to establish clear
supplemental regulations and zoning district allowances for personal care homes
accommodating one (1) to six (6) unrelated adults; and

WHEREAS, the Mayor and Council desire to ensure such facilities are compatible
with surrounding residential neighborhoods while providing appropriate services in
a structured, compliant, and accessible environment; and

NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the City of
Stockbridge, Georgia, and it is hereby ordained by authority of the same:

Section 1. Approval to amend the Stockbridge Code of Ordinances, Title 9,
entitled, “Licensing and Regulation”, shall be amended to add a new section
entitled, "Supplemental Use Standards for Personal Care Homes," which shall
read as provided in the attached Exhibit A, and to amend Section 3.2.18 for Home
Occupations to provide for personal care homes; and

Section 2. Approval to amend the Unified Development Code, Title 12, entitled,
“Unified Development Code”, Chapter 3, entitled, “Use Regulations, Section
3.2.28, “Personal care homes, group homes, and boarding homes having two or
less persons”, and Section 3.2.29, entitled, “Personal care homes, group homes,
and boarding home having three or more persons”, which shall read as provided
in the attached Exhibit A.
Section 3. Approval to amend the Unified Development Code, Title 12, entitled
“Unified Development Code”, Chapter 3, entitled “Use Regulations, Section 3.2.18,
Subsection A, numbers 5, 6, 9 & 13 to include, “except for personal care homes.”.

Section 4. Approval to amend the Unified Development Code, Title 12, entitled
“Unified Development Code”, Chapter 3, entitled “Use Regulations, Section 3.2.18,
Subsection A, numbers 10 & 13, to include, “This does not apply to personal care
homes”, as provided in Exhibit B.

Section 5. Approval to amend the Unified Development Code, Title 12, entitled
“Unified Development Code”, Chapter 3, entitled “Use Regulations, Section 3.2.18,
Section B, to include, “This does not include personal care homes, which may be
permitted as a home occupation, provided that a Special Use Permit is first
approved for the property”, as provided in Exhibit B.

Section 6. 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 7. Severability. In the event that any section, subsection, sentence,
clause, or phrase of this Ordinance is declared or adjudged to be invalid or
unconstitutional, such adjudication shall in no manner affect the remaining portions
of this Ordinance, which shall remain in full force and effect as if the invalid or
unconstitutional section, subsection, sentence, clause, or phrase were not
originally a part of this Ordinance.

Section 8. Repealer. All ordinances or parts of ordinances that are in conflict with
this Ordinance are hereby repealed.

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 the authority to
amend or correct this ordinance, with the express consent of City Council, to reflect
the intent of the Council and to ensure compliance with applicable laws.

Section 11. Effective Date. This Ordinance shall become effective immediately
upon its adoption by the City Council.

SO ORDAINED this ___ day of ___________, 2025.
Mayor

City Clerk
EXHIBIT A

Definitions

Personal care home (PCH) shall mean a residential facility providing assistance to
individuals who need help with daily activities, but who do not require the level of
medical care found in nursing homes. Aimed at fostering independence, PCHs
offer services such as meal preparation, grooming assistance, and medication
management. These facilities are intended to provide a supportive, home-like
environment while preserving the dignity and autonomy of residents. Personal care
services are provided to no more than six (6) non-family adults. Personal care
services include, but are 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 personal care home may not
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).

Administrator shall mean the person designated to maintain responsibility for the
household on a 24-hour basis, seven days a week and 365 days a year, and who
shall live on site.

Employee shall mean any person who receives compensation in any form for
services rendered in their duties at a community living arrangement or a personal
care home, and who has been approved by the State of Georgia Department of
Community Health to be employed at such a location.

Volunteer shall mean a person who provides services or assistance at a personal
care home without receiving financial compensation or other tangible benefits in
return. Volunteers may assist with non-medical tasks such as companionship,
recreational activities, meal preparation, housekeeping support, or administrative
duties.

Resident shall mean any non-family adult living in a community living arrangement
or personal care home and receiving services, support, care, or treatment.

Distinctions

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. Day care centers and group day care homes may only provide care
services for less than twenty-four hours per day. 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.

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,
hospitals or other institutional facilities, or rooming or boarding facilities that do not
provide personal care.

Section 9.70.110(A) states: “A family day care center, as defined by this chapter,
shall be strictly prohibited within the city of Stockbridge.” However, personal care
homes are not the same as family day 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 more
persons) of the UDC make provisions for the establishment of personal care
homes.

Zoning Eligibility
The City of Stockbridge permits Personal Care Homes (PCH) by Special Use
Permit. Personal Care Homes housing up to six (6) unrelated adults shall be
permitted only by Special Use Permit (SP) in the following zoning districts: RR
(Rural Residential), SR (Suburban Residential), CCR (City Center Residential),
MFR (Multifamily Residential), and OI (Office-Institutional).

Special Use Permit Requirement

Prior to offering any services to residents, the owner of a personal care home must
obtain a Special Use Permit. Each applicant for a personal care home shall apply
for and obtain a Special Use Permit which has been approved by City Council, and
the applicant shall comply with the standards that are listed below.

Special Use Permit Application Requirements

The owner shall provide a copy of the application that was submitted to the State
of Georgia, and a copy of the approved State of Georgia Personal Care Home
Permit from the Georgia Department of Community Health. To meet State
requirements per O.C.G.A. Rule 111-8-62-20(3)(6) (medications), the staff in a
personal care home who provide medication to residents must have completed the
“Basic Medication Training for Staff Assisting with Self-Administration” and have
met the Certified Medication Aide Requirements.
• For the administrator and/or owner (if different), the following information shall
be provided, including the following:

o Name and address
o Date of birth
o If the individual is the administrator, an affidavit of residency on site.
o A background check conducted by Stockbridge Police Department

• A Zoning Verification Letter from the City of Stockbridge Planning and Zoning
Division showing that the use is permitted for the relevant zoning district.
• An approved inspection report from the Building Permits and Inspections
Division, showing that the site has passed all relevant inspections.
• An approved inspection report from the Fire Marshal showing that the site is
in compliance with all life safety codes, as required by state and local law.
• A copy of a liability insurance policy, as required by state law.
• Any other information deemed necessary by the Stockbridge Code
Enforcement Division or the Stockbridge City Council.
• The applicant must have a state license to operate a personal care home

Use Standards

Resident Capacity: Facilities shall accommodate a minimum of one (1) and a
maximum of six (6) unrelated adults.

Staffing Requirements: At least one administrator, on-site manager, or a
responsible staff member shall be on the premises 24 hours per day. The
administrator shall be registered with the State of Georgia Department of
Community Health. The minimum on-site, staff-to-resident ratio shall be 1:2 during
waking hours (7:00 AM-10:00 PM), and 1:6 during non-waking hours (10:00 PM to
7:00 AM).

Setbacks for Residential Districts: The subject property shall meet the setback
requirements of the zoning district in which it is located.

Off-Street Parking Requirements: A minimum of two (2) off-street parking
spaces per resident unit plus one (1) ADA parking space per non-resident
employee shall be provided. Parking is prohibited within the front yard setback and
must be located to the side or rear of the principal structure.

Landscaping and Buffers: Provide landscape strips and buffers as required in
the allowable zoning district as specified. The facility shall comply with landscape
strip and buffer requirements as specified in the applicable zoning district and
Section 5.6 of the UDC. Includes a Type C buffer (minimum twenty feet) adjacent
to residential uses, and a 10-foot street frontage landscape strip.

Resident Registry: The personal care home shall provide the Stockbridge Fire
Marshal and Police Department with a current and annually updated list of
residents who have disabilities, and any other information concerning their special
needs.

Regulatory Compliance: The personal care home must comply with all local,
state, and federal regulations. All required permits must be submitted to the
Stockbridge Department of Community Development prior to the issuance of a
Certificate of Occupancy.

Proximity Restriction: No such facility shall be located within 5,280 feet of any
other assisted living facility, community living arrangement, personal care home,
or medical-related lodging or rehabilitation center.

Business License Requirement: The personal care home must obtain a valid
business license from the City of Stockbridge Business Services Division.

Development Standards Summary Table

Development Feature Standard
Minimum Site Area One acre and not located within a
subdivision.
Minimum Side and Rear Setbacks Must meet the zoning district setback
requirements.
Structure Type Single-family home, freestanding
structure, or within a religious facility.
Number of Residents 1 to 6 unrelated adults.
Hours of Operation 24-hour supervision.
Parking Two (2) spaces per unit plus one (1)
ADA space per non-resident
employee. No parking shall be
allowed in the front yard setback.
Fencing A 6-foot privacy fence shall be
installed around the perimeter and
sides of the house (refer to Section
3.2.13 of the Stockbridge Unified
Development Code).

Minimum House Size Must meet or exceed the required
minimum house size for the zoning
district in which the property is
located.
Exterior Appearance The exterior appearance of any
residential structure for which a
personal care home is approved shall
be maintained as residential dwelling.
No signs shall be erected.
HVAC Requirements Central HVAC system in good working
condition
ADA Compliance Personal care home must include
accessible features such as ramps,
grab bars, and a clear path of travel,
in accordance with ADA requirements.
Flock Cameras Flock cameras must be installed with
360-degree coverage around the
personal care home.

Zoning Use Table

Principal Supplemental RR SR CCR / MFR /
Uses Regulations? OI
Personal Yes SP SP SP
Care Home—
One to Six
Unrelated
Adults.

Inspection Requirement
All licensed personal care homes shall be subject to annual inspections by the City
of Stockbridge to verify their compliance with zoning, health, safety, and building
codes.

Signage Limitations

No commercial signage shall be permitted on the premises of a Personal Care
Home located in a residential zoning district.

Staff Qualifications

The administrator or onsite manager must be registered with the Georgia
Department of Community Health. The administrator or onsite manager must
maintain documentation of all staff training and certifications. The administrator
must reside on-site or designate a qualified on-site manager during absences.
All staff must receive annual training in CPR, basic first aid, emergency procedures
as required by the State of Georgia and provide documentation upon request to
the City. Basic Medication Training for Staff Assisting with Self-Administration and
Certified Medication Aide Requirements must also be met.

All personal care homes must comply with the Georgia Long Term Care
Background Check Program. Facilities must maintain documentation of all
background checks. Ensure that no person with an unsatisfactory determination is
employed in a role with direct access to residents.

Recordkeeping

Personal care homes must maintain current records for all residents and staff,
including emergency contact information and medication logs, and make such
records available to authorized City officials upon request. The records must be
retained for a minimum of three (3) years after the resident is discharged,
transferred, or deceased, in accordance with Georgia Department of Community
Health regulations.

Security Plan

A written security plan shall be submitted as part of the Special Use Permit
application to the City of Stockbridge, Georgia. The plan shall detail emergency
response procedures, visitor access protocols, staff response training, and regular
maintenance and the positioning of security cameras for 360-degree coverage.

Security Measures

The personal care home shall have the following security measures:

• Facility Security: Five (5) outdoor cameras, floodlights, smoke detectors, and
an alarm system.
• Resident Security: Security-coded entry doors and a monitored entry system.
• Medication Storage: Locked medication boxes that are restricted from
unauthorized access.
• Accessibility Features: Grab bars and appropriate signage throughout.
• Emergency Systems: Emergency exits, exit signs, an emergency evacuation
plan, and established emergency service procedures.

Annual Compliance Report

Each personal care home shall submit an Annual Compliance Report to the City
of Stockbridge summarizing the following:
• Staff training and certifications.
• Emergency drills that were conducted.
• ADA compliance status.
• Surveillance system maintenance logs.
• Updated contact information for all residents and staff.

Operational Manual

Each facility shall maintain and make available on-site an Operational Policies and
Procedures Manual outlining daily routines, emergency protocols, medication
handling procedures, visitor policies, grievance procedures, and staff roles and
responsibilities. The Operational Policies and Procedures Manual shall be
reviewed and updated annually.

Floor Plan Submission

Applicants shall submit a detailed floor plan with their Special Use Permit
application. The floor plan must include room dimensions, proposed resident
bedrooms, bathrooms, kitchen facilities, common areas, and accessible pathways
in accordance with ADA standards.

Fire Safety Requirements

All personal care homes shall be equipped with:

• Smoke detectors in each bedroom, hallway, and common areas.
• Fire extinguishers on each floor, inspected and maintained per NFPA
standards.
• Fire alarm systems with audible and visual alerts.
• Automatic sprinkler systems where required by the State Fire Marshal based
on occupancy and structure type.

Emergency Procedures

Staff would assess the situation, contact 911, and transport residents to a hospital
or urgent care center, if necessary.

• Fire and Evacuation: All staff would be trained in fire safety and evacuation
procedures; regular fire drills would be conducted.
• Weather and Natural Disasters: Facility would maintain an emergency kit and
a disaster preparedness plan in case of severe weather or natural disasters.
• Emergency Exits: They must be clearly marked, unobstructed, and accessible
to all residents, including those with mobility impairments.
Annual Permit

A person or entity seeking to own or operate a personal care home within the City
of Stockbridge must receive a personal care home annual permit, to be issued and
renewed annually by the City. The City shall review each application, conduct any
additional investigation deemed reasonable in assessing each application, and
maintain a record of any person or entity who has received such a license. This
permit is different from a business/occupational tax license or regulatory fee. The
permit fee is $1500 per year and cannot be pro-rated if applied after July 1st.

Based on the findings of the investigation, the City may impose additional
conditions upon the personal care home’s operation, which in the discretion of the
City, are necessary to ensure compatibility with other uses in the vicinity and to
ensure public health, safety, and welfare.

The City may deny an application for a personal care home for any of the following
reasons: the applicant has been convicted of a felony; the applicant is under the
age of twenty-one (21) years; the applicant has made a false statement in the
application for a license; the application on its face indicates that the proposed
personal care home cannot be operated in accordance with the requirements of
this section; or any other significant finding.

A personal care home permit may be revoked for any of the following reasons:

• The owner or operator of the personal care home violates any requirement of
this section.
• The owner or operator of the personal care home is convicted of a felony.
• Personal care home is not in compliance with one or more of the conditions of
its license.
• Owner or operator has committed fraud in the rendering of services or fraud
or deceit in obtaining a permit.
• The owner or any employee has engaged in any fraudulent, false, misleading,
or deceptive practices in the operation of the facility.
• The owner, resident or any employee commits any criminal act at the permit
holder's premises.
• Any other significant finding.

Notwithstanding this license requirement and any additional conditions imposed
by the City Manager, a personal care home shall also obtain all other approvals
and permits required by law.

A personal care home permit is valid from the date of issuance until December 31
of the year applied, unless otherwise suspended or revoked. A valid permit that is
not suspended or revoked, at the time of its expiration, may be renewed for a
consecutive one-year period.

Occupational Tax Certificate (OTC)

Personal Care Homes shall be considered regulated businesses, as defined by
the City of Stockbridge’s Code of Ordinances. The non-refundable annual fee is
based on the gross receipts of the business and added with an annual permit.

Applicants are required to file for a personal care home permit with the City of
Stockbridge’s Business Services Division annually.

A person or entity seeking to own or operate a personal care home within the City
must apply for and receive an OTC. The OTC must be renewed and issued
annually by the City of Stockbridge’s Business Services Division.

The City may impose additional conditions on the operation of a personal care
home as it deems necessary to ensure its compatibility with surrounding land uses,
and to protect the public health, safety, and welfare.

A personal care home OTC may be revoked for any of the following reasons: the
owner or operator of the personal care home violates any requirement of this
section; the owner or operator of the personal care home is convicted of a felony;
the personal care home is not in compliance with one or more of the conditions of
its license; or any other significant finding.

Notwithstanding this OTC requirement and any additional conditions imposed by
the City, a personal care home shall also obtain all other approvals and permits
required by Ordinances of the City of Stockbridge and the State of Georgia.

Personal care homes must maintain an active Occupational Tax License from the
City of Stockbridge.
EXHIBIT B

3.2.18 Home occupations.

A. A home occupation as defined by this section is permitted subject to the
following requirements:

1. Only the 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 that are grown on the premises in an RR (Rural Residential)
zoning district. Only products that are produced on the premises may be
sold on the premises.

4. No signs shall be allowed for identifying the premises as a home
occupation, except in the RR district. Such signs may only advertise the
items that are produced on the property.

5. Use of a dwelling for a home occupation shall not exceed twenty-five
percent (25%) of one (1) floor, except for personal care homes.

6. No interior or exterior alterations that are inconsistent with the residential
use of the building shall be permitted, except for personal care homes.

7. The home occupation shall not constitute a nuisance to the community.

8. No outside storage of materials to be used in connection with a home
occupation is permitted, except in an RR district. To the extent that large or
hazardous materials are used by a home occupation, the applicant shall be
required to store such materials at a site other than the home occupation,
consistent with applicable zoning and land use laws.

9. No accessory buildings shall be used in connection with the home
occupation, except in an RR district, unless it is approved as a special use
and then in a residential district only. The use of an accessory building shall
comply with the following conditions:

a. The accessory building shall maintain a residential appearance.

b. No business activities involving in-person contacts with customers shall be
conducted between the hours of 7:30 p.m. and 7:30 a.m., except for
personal care homes
c. No automotive painting, body work, salvage, major automotive, or heavy
equipment repairs are to be conducted.

d. No machinery or equipment shall be used which generates noise that is
detectable outside the accessory structure.

10. Applicants shall not be allowed to have customers visit the home
occupation, except as listed below (This does not apply to personal care
homes):

a. The conduct of a home occupation involving rendering of services, such as
those listed below, will be allowed subject to the following limitation(s):

i. Instruction in music and similar subjects shall be limited to two (2)
students at a time, subject to restrictions for certain types of
businesses.

ii. Beauty shops, barber shops, manicurists and similar occupations
shall be limited to two (2) customers at a time.

b. Any service provider conducting a home occupation under this section shall
not be allowed to market and sell goods or products on the premises of the
home occupation.

c. Nothing in this section shall preclude the owner of a home occupation from
meeting customers at a site other than the home occupation, consistent with
applicable zoning and land use laws.

11. Only passenger vehicles, pickup trucks, vans, and trailers that are pulled by
such vehicles may be used in connection with the management of a home
occupation. Trailers shall be stored in a garage or accessory structure when
they are not in use, and no vehicle or trailer shall feature commercial
advertising or marks identifying a commercial use of said vehicle.

12. Beauty shops, barber shops, manicurists, and similar services that are
conducted as home occupations are subject to the requirements for
restricted businesses. They shall be limited to two (2) chairs (stations) and
one (1) shampoo chair (station).

13. No more than two (2) non-transient guests may be boarded at anyone (1)
time as a home occupation. This does not apply to personal care homes.
14. The following and similar uses shall be considered to be home occupations,
provided that they follow the minimum standards described in this section:
Attorney, addressing service, art instruction, beauty and barber shop,
dentist, doctor, drafting and surveying, dressmaking, insurance agent,
manufacturers' representative, music teacher, notary public, photographer,
real estate agent, tax services, and consultant.

15. All home occupations shall obtain an occupational tax certificate, or
business license, from the city. The city clerk is hereby authorized to accept
applications and either grant the same if an applicant demonstrates
compliance with the requirements of this section or refers the matter to the
mayor and city council for action.

16. Agricultural activities that are associated with the raising of crops and farm
animals on properties which are over three (3) acres in size shall not be
subject to the requirements for home occupations.

17. The city reserves the right to establish sanitation rates for home occupations
that are higher than those for residential customers generally. All home
occupations shall pay for sanitation services at the higher rate, and in a
timely manner, or face the revocation of a previously-issued occupational
tax certificate, denial of the rights to engage in a home occupation in the
future, or any other civil penalties that are authorized by law.

B. Family Day Care Centers Prohibited. Family day care centers, as are
defined in this unified development code, shall hereafter be strictly
prohibited within the City of Stockbridge. This does not include personal
care homes, which may be permitted as home occupation, provided
that a Special Use Permit is first approved for the property

City of Stockbridge Unified Development Code
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
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
5/12/2025

Linda Logan
City of Stockbridge Community Development
City Planner
4602 North Henry Boulevard
Stockbridge, GA. 30281

Re: Deferral of SP-2024-03

Ms. Logan:

On behalf of the Applicant for the proposed special land use permit application for property located at
270 Shields Road, being parcel number S10-02041000 pertaining to petition number(s) SP-2024-03, I
respectfully request to defer this application thirty (30) days to Mayor and Council.

Prepared By:

Joshua Mahoney
For Battle Law, P.C.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
6/9/2025

Linda Logan
City of Stockbridge Community Development
City Planner
4602 North Henry Boulevard
Stockbridge, GA. 30281

Re: Deferral of SP-2024-03

Ms. Logan:

On behalf of the Applicant for the proposed special land use permit application for property located at
270 Shields Road, being parcel number S10-02041000 pertaining to petition number(s) SP-2024-03, I
respectfully request to defer this application thirty (30) days to Mayor and Council.

Prepared By:

Joshua Mahoney
For Battle Law, P.C.

3562 Habersham at Northlake • Building J, Suite 100 • Tucker, Georgia 30084 • Ph: 404.601.7616
battlelawpc.com
REVIEWED FOR COMPLIANCE:

These drawings were reviewed under the applicable
laws in effect at the time of submittal. Reasonable
effort was exercised in checking for code
compliance. The stamping of these documents shall
not be construed to be a permit for, or an approval
of any violation of state and/or local codes,
ordinances or amendments thereto.

Reviewer: James Price

CITY OF STOCKBRIDGE
Inspections Department

06/04/2025 9:06:58 AM

CITY OF STOCKBRIDGE
PLANNING & ZONING DIVISION
REVIEWED FOR CODE COMPLIANCE

These drawings were reviewed under the
applicable laws in effect at the time of submittal.
Reasonable effort was exercised in checking for
code compliance. The stamping of these
documents shall not be construed to be a permit
for, or an approval of, any violation of state and/or
local codes, amendments, or ordinances thereto.

Reviewer: Linda Logan
06/11/25
City of Stockbridge
Building Permit Card
270 SHIELDS RD, STOCKBRIDGE, GA
Address Permit Number BLD-2025.05.1052
30281
Issued Date 6/12/2025 Expiration Date: 12/9/2025
Lot #
Subdivision/Project Name Driveway Owner Name Shona John
Contractor Name Shona John Contractor Phone 770-870-4552
Detail of Work Add 521sq. Ft to driveway packing.
Conditional Approval to Release Permit

BLDG - Footing/Foundation or Slab BLDG - Foundation Wall

BLDG - Slab BLDG - Foundation Waterproofing

BLDG - Retaining Wall BLDG - Box Check

SWIM - Pool Barrier (Fence) SWIM - Pool Basket

SWIM - Pool Final SWIM - Pool Other

ELEC - Pool Bonding ELEC - Ditch Cover
ELEC - Final ELEC - Other

BLDG - Wall Sheeting BLDG - Wrap (Moisture Barrier)

BLDG - Rough BLDG - Deck Footing

BLDG - Grade Beam BLDG - Lath & Stucco

BLDG - Ceiling Cover (Comm) BLDG - Wall Cover (Comm)

BLDG - Gas Pressure Test BLDG - Insulation

BLDG - Site (Soil Erosion) BLDG - Underground

BLDG - Final (Comm) BLDG - Final (Res)

BLDG - Other BLDG - Other 2
This permit card must be on site and posted to obtain inspections. All inspections scheduled by 4:00pm will be conducted the next regular day of business,
excluding holidays and emergencies. Please schedule inspection requests by going to https://www.sagesgov.com/stockbridge-ga. All correction lists from prior
inspections must be on site for re-inspection.
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
HFR Facility Finder
Name Facility Address City State Zip County Bed Telephone Effective Ad
Type Capacity Date of
License
EXTREME PERSONAL 602 STOCKBRIDGE GA 30281 HENRY 3 6788845066 3/26/2019 KE
MEASURES CARE CLOUDLAND 12:00:00 AL
PERSONAL HOME DRIVE Unincorporated Henry AM
CARE
HOME
GOLDEN PERSONAL 875 STOCKBRIDGE GA 30281 HENRY 6 6782728789 5/2/2024 NI
IVY CARE JODECO 12:00:00 M
PERSONAL HOME ROAD Unincorporated Henry AM
CARE
HOME
HERITAGE PERSONAL 1751 E STOCKBRIDGE GA 30281 HENRY 6 6785935399 12/7/2020 M
LIVING CARE ATLANTA 12:00:00 RO
HOME RD Unincorporated Henry AM
My PERSONAL 270 Shields Stockbridge GA 30281 Henry 3 7708704552 1/28/2025 Sh
Serenity CARE Rd 12:00:00
Personal HOME City of Stockbridge AM
Care Home
SOCIAL PERSONAL 5 WALKER STOCKBRIDGE GA 30281 HENRY 3 4708786066 8/20/2020 AN
GRACES CARE DRIVE 12:00:00 ST
PERSONAL HOME Unincorporated Henry AM
CARE
HOME, LLC
PHOTOGRAPHS (43) OF 270 SHIELDS ROAD, FROM APPLICANT:
INTERIOR OF HOME AND EXTERIOR OF PROPERTY
Submitted to Planning & Zoning on April 18 & 21, 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

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 operating fewer than twenty-four (24)
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.
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—AUGUST 11, 2025
(Planning Commission Meeting was held on April 17, 2025)
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 within her home at
270 Shields Road.

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 operating fewer than twenty-four (24)
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.
EXISTING PROPERTY CONDITIONS
FOR 270 SHIELDS ROAD
AERIAL PHOTO OF THE PROPERTY AT 270 SHIELDS ROAD
SURVEY OF THE PROPERTY
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.
ZONING MAP OF THE PROPERTY
Base Zoning—SR (Suburban Residential)
FUTURE LAND USE MAP FOR 270 SHIELDS ROAD
CASE HISTORY
FOR SP-2024-03
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 on April 18 & 21, 2025.
20. Applicant’s Receipt of a New State Personal Care Home Permit: Occurred on May 7,
2025. The new permit allowed the applicant to increase the number of allowed
residents to six (6), which is what the applicant is requesting.
21. Deferral Request Letter Submitted by Applicant’s Agent: Occurred on May 12, 2025.
22. Applicant’s Submittal of Building Permit Application: Received on May 19, 2025: The applicant
proposed driveway improvements and a parking area expansion on her property.
CASE HISTORY BY EVENTS—SLIDE #4
23. Deferral Request Letter Submitted by Applicant’s Agent: Occurred on June 9, 2025.
24. Staff Approval of Applicant’s Building Permit Application: Occurred on June 11, 2025.
25. Building Permit Issued by Staff: Occurred on June 12, 2025.
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 BY DATES—SLIDE #4
May 7, 2025 Applicant received a new State Personal Care Home Permit to allow six (6)
residents on the subject property. (Received by Staff on 5/29/25.)
May 12, 2025 Applicant’s agent submitted a deferral request letter for 30 days.
May 19, 2025 Applicant submitted a building permit application to add 521
square feet to the parking area of the property.
June 9, 2025 Applicant’s agent submitted another deferral request letter for 30 days.
June 11, 2025 Staff approved the applicant’s building permit application for driveway
improvements and parking area expansion.
June 12, 2025 Staff issued a building permit for the addition of 521 square feet of additional
parking on the property. (Permit #BLD-2025.05. 1052)
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.
New State Personal Care Home Permit—On May 7, 2025, the applicant obtained a new
State Personal Care Home Permit to allow six (6) residents on the subject property.
This would enable her to now have the six (6) residents which she had originally
requested in her SP-2024-03 Special Use Permit application, not just the three (3)
residents which her first State Personal Care Home Permit had allowed.
CASE HISTORY DISCUSSION—SLIDE #4
Building Permit Application—Applied for by applicant on May 19, 2025. Purpose--For
driveway improvements and an expansion of the parking area on the property.
Approval of application by Staff—Occurred on June 11, 2025. Issuance of building
permit--Occurred on June 12, 2025. (Permit #BLD-2025.05.1052).
PROPOSED DEVELOPMENT
FOR SP-2024-03
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 Permits (2):
1. First Permit--Was obtained by the applicant on March 13, 2025 (#PCH042564) from the
Georgia Department of Community Health. It granted 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.” Although the applicant proposes to care for six residents, her
first state permit only allowed 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.” This was therefore one of the reasons why the
Business Services Office denied a business license for the subject property.
2. Second Permit—Was obtained by the applicant on May 7, 2025 (#PCH042564). It allows
six (6) residents on the property, which is what the applicant is requesting.
STATE PERSONAL CARE HOME PERMIT #1:
ALLOWED ONLY THREE RESIDENTS
STATE PERSONAL CARE HOME PERMIT #2:
ALLOWS SIX RESIDENTS
PROPOSED DEVELOPMENT—SLIDE #2
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 MEDICATION AIDE CERTIFICATE
APPLICANT’S NURSE AIDE REGISTRY VERIFICATION
PROPOSED DEVELOPMENT—SLIDE #3
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 Driveway Improvements and Parking Area Expansion-- The applicant applied for a
building permit for a parking area expansion on May 19, 2025. It was approved by Staff
on June 11, 2025, and the permit was issued on June 12, 2025 (Permit #BLD-2025.05.
1052.) A copy of the building permit and the approved site plan appear on the next slide.
FRONT VIEW OF THE HOME
FENCE ALONG THREE SIDES OF PROPERTY
BUILDING PERMIT ISSUED (TOP PORTION)
FOR PARKING AREA EXPANSION
APPROVED SITE PLAN
FOR PARKING AREA EXPANSION
PROPOSED DEVELOPMENT—SLIDE #4
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 #5
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 #6

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.
FLOOR PLAN FOR THE MAIN FLOOR
FLOOR PLAN OF THE BASEMENT
CASE ANALYSIS
FOR SP-2024-03
ANALYSIS #1, SLIDE #1:
COMPLIANCE WITH REQUIREMENTS FOR PERSONAL CARE HOMES
A. Compliance with the Unified Development Code (UDC)—Section 3.2.29 provides requirements
for personal care homes with three or more residents. The applicant must obtain a special use
permit and must comply with these regulations:
1. All regulated facilities shall comply with State laws and regulations and acquire applicable
State licenses for operation.
2. 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.
3. Meet all regulations as identified in the adopted building code and adopted fire code.
4. Meet all parking standards as identified.
5. 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.
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 #1, SLIDE #3:
COMPLIANCE WITH REQUIREMENTS FOR PERSONAL CARE HOMES
B. Compliance with the Stockbridge Code of Ordinances (Municode):
~ No Provision for a Personal Care Home to Receive a Business License--Although the UDC
states that personal care home applicants must obtain a business license from the City of
Stockbridge, Municode currently has no provision to allow that to happen.
~ No Provision for a Personal Care Home to Be Recognized as a Home Occupation-- The
business license would be issued for a home occupation since the personal care home
would have employees, but personal care homes are not currently recognized or listed as
being a type of home occupation.
~ No Mention of Personal Care Homes In Municode--Municode prohibits day care centers
and family day cares in the City, and the applicant’s proposed personal care home was
erroneously perceived as being a similar type of establishment since personal care
homes are not specifically mentioned in Municode.
~ No Mechanism for Regulation -- Municode contains no mechanism for the regulation of
personal care homes in terms of code enforcement.
ANALYSIS #1, SLIDE #4:
COMPLIANCE WITH REQUIREMENTS FOR PERSONAL CARE HOMES
C. Proposed Ordinance for Personal Care Homes. To correct the deficiencies in
Municode, and to make needed changes to the UDC, the Staff has proposed an
ordinance via Text Amendment Case #TX-2025-02 for personal care homes. The
approval and adoption of TX-2025-02 would allow the possible legal existence of
personal care homes within the City of Stockbridge.

1. Purpose of TX-2025-02 -- To amend the Code of Ordinances to accomplish the
following:
~ Create a new section to establish supplemental use standards for personal
care homes for one to six unrelated adults.
~ Identify zoning districts where personal care homes are permitted by a
special use permit.
~ Establish compliance, operational, and development standards.
~ Amend the home occupation section.
~ Other purposes.
ANALYSIS #1, SLIDE #5:
COMPLIANCE WITH REQUIREMENTS FOR PERSONAL CARE HOMES

2. Definitions and Distinctions--TX-2025-02 provides definitions, and it
distinguishes personal care homes from other similar types of facilities.
3. Business License Requirements--Personal care homes would be required to
have a business license (occupational tax certificate (OTC) for a home
occupation, and the license would need to be renewed annually.

Due to the existing deficiencies in Municode and the needed changes in the UDC,
personal care homes cannot currently be approved within the City of Stockbridge.
Therefore, only if TX-2025-02 is approved and adopted could SP-2024-03 be approved.
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.
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
received Staff approval and an issued building permit for her proposed driveway
and parking improvements.
ANALYSIS #2, SLIDE #2:
REQUIREMENTS FOR GRANTING SPECIAL USE PERMITS
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.
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.
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.
~ To prevent the need for on-street parking, the applicant has received a building permit to
increase the parking area on her property.
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;
On May 7, 2025, the applicant obtained a State Personal Care Home Permit to allow
her to have six (6) residents on the subject property.
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 been issued a building permit for her proposed parking area
expansion and driveway improvements, and this work must be completed
before any residents move into the existing residence.
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.
~ Although the driveway pavement is currently in poor condition, the applicant
has received a building permit to allow driveway improvements to be made.
Such improvements must be made before any residents may move into the
existing residence.
STAFF CONLUSIONS
FOR SP-2024-03
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 – The applicant has received a State Personal Care Home
Permit to allow up to six (6) residents on the property.
2. Type of Use – Personal care homes are an allowable use within the Suburban
Residential (SR) zoning district.
3. Property Access and Parking—Although the existing driveway is in poor condition
and additional parking is needed, the applicant’s proposed driveway improvements
and parking area expansion were approved by Staff, and a building permit was
issued.
4. Impacts on Adjacent Properties-- 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 CONCLUSIONS—SLIDE #2
5. Legality of Personal Care Homes:
a. Although the Stockbridge UDC currently allows personal care homes, provided that
a business license is obtained, the Stockbridge Municode has no recognition of
personal care homes, and no provision for them to be able to obtain a business
license.
b. There are currently no mechanisms for the regulation of personal care homes within
the City of Stockbridge. This represents a conflict.
c. Thus, due to the existing deficiencies in Municode and the needed changes in the
UDC, personal care homes cannot currently be approved within the City of
Stockbridge.
d. However, the pending Ordinance for Text Amendment Case #TX-2025-02 proposes
to eliminate this conflict and adopt a set of regulations for personal care homes.
e. If TX-2025-02 is approved by City Council, then the proposed personal care home at 270
Shields Road would have a legal basis for consideration.
f. Therefore, only if TX-2025-02 is approved and adopted could SP-2024-03 be approved.
STAFF RECOMMENDATIONS
FOR SP-2024-03
STAFF RECOMMENDATIONS
In view of the conclusions that were drawn above, the Planning & Zoning Staff makes the
following two recommendations for Special Use Permit Case #SP-2024-03 at 270 Shields
Road:

1. APPROVAL, contingent upon Text Amendment Case #TX-2025-02 first being approved
to allow a legal basis for personal care homes to exist and be regulated within the City
of Stockbridge, with the following zoning condition:

Zoning Condition – The applicant shall make the driveway improvements and
parking area expansion that was approved via Building Permit #BLD-2025.05.1052,
which was issued on June 12, 2025, and this shall be completed in a satisfactory
manner prior to the first resident moving into the existing residence on the property.

2. DENIAL if Text Amendment Case #TX-2025-02 for personal care homes is not first
approved, since there currently is no legal basis for personal care homes to exist and
be regulated within the City of Stockbridge.

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

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: August 11, 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 (6)
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. 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.

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

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.
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.

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

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

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

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

ZONING MAP FOR 270 SHIELDS ROAD

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

FUTURE LAND USE MAP FOR 270 SHIELDS ROAD

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

BOUNDARY SURVEY

ENLARGEMENT

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

IV. 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.

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 day 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.

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

V. CASE HISTORY

The table below provides the case history for SP-2024-03 for 270 Shields Road, as of July
25, 2025. A discussion of the actions that have taken place 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.
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.
City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / August 11, 2025

May 7, 2025 Applicant received a new State Personal Care Home Permit to
allow six (6) residents on the subject property. (Received by
Staff on 5/29/25.)
May 12, 2025 Applicant’s agent submitted a deferral request letter for 30 days.
May 19, 2025 Applicant submitted a building permit application to add 521
square feet to the parking area of the property.
June 9, 2025 Applicant’s agent submitted another deferral request letter for 30
days.
June 11, 2025 Staff approved the applicant’s building permit application for
driveway improvements and parking area expansion.
June 12, 2025 Staff issued a building permit for the addition of 521 square feet
of additional parking on the property. (Permit #BLD-2025.05.
1052)

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
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
City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / August 11, 2025
10

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.

On May 7, 2025, the applicant obtained a new State Personal Care Home Permit to allow six
(6) residents on the subject property. This would enable her to now have the six (6) residents
which she had originally requested in her SP-2024-03 Special Use Permit application, not just
the three (3) residents which her first State Personal Care Home Permit had allowed.

On May 19, 2025, the applicant submitted a building permit application into SAGES for
driveway improvements and an expansion of the parking area on the property. On June 11,
2025, the application was approved by Community Development Staff, and on June 12, 2025,
the building permit was issued (Permit #BLD-2025.05.1052).

The applicant’s agent, Battle Law, PC, had submitted 30-day deferral letters on May 12 and
June 9, 2025, but the applicant is now ready to proceed.

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 State 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. Although the applicant proposed to care for six (6) residents, her original state license
allowed only three (3) residents, as is shown by the permit below. 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.” This was therefore one of the reasons why the Business
Services Office denied a business license for the subject property. However, on May 7, 2025,
the applicant obtained a second State Personal Care Home Permit (#PCH042564) to allow six
(6) residents on the property. A copy of that permit also appears below.

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

STATE PERSONAL CARE HOME PERMIT
ALLOWING THREE (3) RESIDENTS
AT 270 SHIELDS ROAD

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

STATE PERSONAL CARE HOME PERMIT
ALLOWING SIX (6) RESIDENTS AT 270 SHIELDS ROAD,
ISSUED ON MAY 7, 2025

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. 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.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / August 11, 2025
13

APPLICANT’S GEORGIA MEDICATION AIDE CERTIFICATE

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 / August 11, 2025
14

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. A photograph of the front view of the subject
property appears below, followed by a photograph of the fencing in the front yard. The applicant
City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / August 11, 2025
15

applied for a building permit for a parking area expansion on May 19, 2025. It was approved
by Staff on June 11, 2025, and the permit was issued on June 12, 2025 (Permit #BLD-
2025.05.1052). A copy of the building permit and the approved site plan appear on the next
page.

FRONT VIEW OF HOME AND DRIVEWAY AT 270 SHIELDS ROAD

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / August 11, 2025
16

FENCING ALONG THREE SIDES OF THE PROPERTY

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

BUILDING PERMIT (TOP PORTION)
FOR PARKING AREA EXPANSION AT 270 SHIELDS ROAD

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / August 11, 2025
18

APPROVED SITE PLAN FOR PARKING AREA EXPANSION
AT 270 SHIELDS ROAD

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / August 11, 2025
19

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 / August 11, 2025
20

FLOOR PLAN FOR THE MAIN FLOOR

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / August 11, 2025
21

FLOOR PLAN FOR THE BASEMENT

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / August 11, 2025
22

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

A. Compliance with the Unified Development Code (UDC). Section 3.2.29 of the Stockbridge
Unified Development Code (UDC) 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:

1. All regulated facilities shall comply with State laws and regulations and acquire
applicable State licenses for operation.
2. 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.
3. Meet all regulations as identified in the adopted building code and adopted fire code.
4. Meet all parking standards as identified.
5. 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. Section
3.2.29 of the UDC states that personal care home applicants must obtain a business license)
from the City of Stockbridge. The applicant would need to apply for a business license after
receiving approval for the requested Special Use Permit.

B. Compliance with the Stockbridge Code of Ordinances (Municode). Although the UDC
states that personal care home applicants must obtain a business license from the City of
Stockbridge, Municode currently has no provision to allow that to happen. The business license
would be issued for a home occupation since the personal care home would have employees,
but personal care homes are not currently recognized or listed as being a type of home

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / August 11, 2025
23

occupation. Further, Municode prohibits day care centers and family day cares in the City, and
the applicant’s proposed personal care home was erroneously perceived as being a similar type
of establishment since personal care homes are not specifically mentioned in Municode. And
Municode contains no mechanism for the regulation of personal care homes in terms of code
enforcement.

C. Proposed Ordinance for Personal Care Homes. To correct the deficiencies in Municode,
and to make needed changes to the UDC, the Staff has proposed an ordinance via Text
Amendment Case #TX-2025-02 for personal care homes. The approval and adoption of TX-
2025-02 would allow the possible legal existence of personal care homes within the City of
Stockbridge. The purpose of TX-2025-02 is to amend the Code of Ordinances for the reasons
that are listed below. TX-2025-02 provides definitions, and it distinguishes personal care homes
from other similar types of facilities. Personal care homes would be required to have a business
license (occupational tax certificate (OTC) for a home occupation, and the license would need
to be renewed annually.

• Create a new section to establish supplemental use standards for personal care homes
for one to six unrelated adults.
• Identify zoning districts where personal care homes are permitted by a special use permit.
• Establish compliance, operational, and development standards.
• Amend the home occupation section.
• Other purposes.

Due to the existing deficiencies in Municode and the needed changes in the UDC, personal care
homes cannot currently be approved within the City of Stockbridge. Therefore, only if TX-2025-
02 is approved and adopted could SP-2024-03 be approved.

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.

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.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / August 11, 2025
24

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
received Staff approval and an issued building permit for her proposed driveway and parking
improvements.

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. To prevent the need for on-street parking, the applicant has received a building
permit to increase the parking area on her property.

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.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / August 11, 2025
25

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;

On May 7, 2025, the applicant obtained a State Personal Care Home Permit to allow her
to have six (6) residents on the subject property.

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 been issued a building permit for her proposed parking area
expansion and driveway improvements, and this work must be completed before any
residents move into the existing residence.

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

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / August 11, 2025
26

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. Although the driveway pavement is currently in
poor condition, the applicant has received a building permit to allow driveway
improvements to be made. Such improvements must be made before any residents
move into the existing residence.

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 – The applicant has received a State Personal Care Home Permit to
allow up to six (6) residents on the property.

2. Type of Use – Personal care homes are an allowable use within the Suburban Residential
(SR) zoning district.

3. Property Access and Parking—Although the existing driveway is in poor condition and
additional parking is needed, the applicant’s proposed driveway improvements and parking
area expansion were approved by Staff, and a building permit was issued.

4. Impacts on Adjacent Properties-- 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.

City of Stockbridge, GA Community Dev. Dept. / SP-2024-01 Staff Report / August 11, 2025
27

5. Legality of Personal Care Homes—Although the Stockbridge UDC currently allows
personal care homes, provided that a business license is obtained, the Stockbridge
Municode has no recognition of personal care homes, and no provision for them to be able
to obtain a business license. Further, there are currently no mechanisms for the regulation
of personal care homes within the City of Stockbridge. This represents a conflict. Thus,
due to the existing deficiencies in Municode and the needed changes in the UDC, personal
care homes cannot currently be approved within the City of Stockbridge. However, the
pending Ordinance for Text Amendment Case #TX-2025-02 proposes to eliminate this
conflict and adopt a set of regulations for personal care homes. If TX-2025-02 is approved
by City Council, then the proposed personal care home at 270 Shields Road would have a
legal basis for consideration. Therefore, only if TX-2025-02 is approved and adopted could
SP-2024-03 be approved.

XI. STAFF RECOMMENDATIONS
In view of the conclusions that were drawn from the analyses above, the Planning & Zoning Staff
makes the following two recommendations for Special Use Permit Case #SP-2024-03 at 270
Shields Road:

1. APPROVAL, contingent upon Text Amendment Case #TX-2025-02 first being approved to
allow a legal basis for personal care homes to exist and be regulated within the City of
Stockbridge, with the following zoning condition:

Zoning Condition – The applicant shall make the driveway improvements and
parking area expansion that was approved via Building Permit #BLD-
2025.05.1052, which was issued on June 12, 2025, and this shall be completed
in a satisfactory manner prior to the first resident moving into the existing
residence on the property.

2. DENIAL if Text Amendment Case #TX-2025-02 for personal care homes is not first
approved, since there currently is no legal basis for personal care homes to exist and be
regulated within the City of Stockbridge.

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

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.

MUNICIPAL
COURT AMNESTY
PROGRAM: A
Fresh Start for
Our Community
P R E S E N T E D BY:
G E N EA S TA N L E Y, C O U R T A D M I N I S T R ATO R
M O N DAY, AU G U S T 1 1 , 2 0 2 5
What is an amnesty program?
DEFINITION

An initiative offering individuals with outstanding fines, warrants, or
unresolved cases an opportunity to resolve them for a limited time
with reduced penalties and/or waived fees

GOAL

1. To reduce outstanding warrants and license suspensions
2. Clear court backlog
3. Help Individuals avoid further legal complications
Problems Addressed
Impact of Outstanding Warrants/Fines:

ØIndividuals: Risk of arrest, difficulty obtaining employment, driver’s license issues
ØCourt: Mounting backlog, inefficient use of resources
ØCommunity: Potential pubic safety concerns, lack of trust in the justice system

Benefits for ALL
Individuals:
◦ Avoid arrest and potential jail time
◦ Resolve cases without additional penalties and fines
◦ Clear outstanding warrants and clean record
◦ Opportunity for a “fresh start”

Court:
◦ Reduced caseload and backlog
◦ More efficient use of court resources
◦ Increase revenue from fines collected

Community:
◦ Improved public safety
◦ Reduced criminal recidivism
◦ Enhanced community trust in the justice system. Goodwill!

Program Structure & Eligibility
Eligibility: Citations for traffic violations, city ordinance violations, and
misdemeanor cases in FTA (failure to appear) status. No school safety zone
citations (RedSpeed)
Timeframe: September 1st – September 30th
Waivers: $100 FTA/$150 warrant fee waived if fine paid in full. Citations that
require an appearance in court will have their fines waived once they “walk-in”
during the amnesty period or contact the court during this period to schedule
and new court date. If individual misses court again penalty is restored.
Payment Options: Individuals must pay fine in full by credit/debit card and/or
money order. Probation may be available for individuals who appear in court
(case-by-case basis)

Implementation of Amnesty Program
Public Outreach & Communication: Letters and text messages sent to all
defendants in FTA status with good addresses. Announcements made on social
media and court website.
Court Logistics: Staff will mail letters, share information with PIO, add
information to website, add additional court calendar if necessary.

Initiative Common to Municipal Courts
vAtlanta, Brookhaven, Chamblee, Douglasville, Doraville, Duluth, Forest Park,
Lovejoy, South Fulton, Stonecrest, Woodstock
vCourts report clearing 5%-25% in old citations
vThere are no additional costs associate with program other than postage

Summary
Amnesty programs create a positive impact on individuals, courts and
communities by giving individuals a fresh start, assisting with clearing cases from
court’s backlog and by fostering a sense of accessibility and equity within the
justice system.

THANKS

City of Stockbridge
MEETING DATE
AGENDA ITEM
August 11, 2025 FUNDING SOURCE
RESOLUTION GENERAL FUND
ORDINANCE FUND BALANCE
CONTRACT APPROVAL/RENEWAL SPLOST IV
PUBLIC HEARING TSPLOST
PRESENTATION CDBG
BID SELECTION/AWARD GRANT FUNDING
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: Shawn Edmondson, City Manager

DEPARTMENT: Amphitheater/Events
ITEM/PROJECT/EVENT:

Council consideration to approve the selection of an Entertainment Attorney.

BACKGROUND INFORMATION:
Staff has received the scope of work for the city to engage an Entertainment Attorney
per attached.

SIGNATURES: FINANCIAL IMPACT N/A
CITY MANAGER ____________________________________ AMOUNT: Per Contract
CITY TREASURER ___________________________________

CITY ATTORNEY ____________________________________ 1
ATTACHMENTS:
ITEM/PROJECT/EVENT: (Continued)
Below are the three attorneys staff have communicated with.

1. John Seay – The Seay Firm
2. James Walker – J. Walker and Associates
3. Karine Cesar – The Law Offices of Precious Felder, LLC

Staff recommendation is John Seay as the Entertainment Attorney for the City of Stock-
bridge.

BACKGROUND INFORMATION:

ITEM/PROJECT/EVENT:

BACKGROUND INFORMATION:
