Clayton County Board of Commissioners Work Session Summary - July 14, 2026
Clayton County Board of Commissioners Work Session - July 14, 2026
The Clayton County Board of Commissioners held a work session on July 14, 2026, at 5:30 PM to discuss multiple agenda items, including a five-year strategic plan for Develop Clayton, a MARTA BRT update, code enforcement improvements, building and maintenance department assessment, a renaming policy, and the county pension fund. The meeting lasted until approximately 8:15 PM. Agenda item #7 (Update on Crisis Behavioral Center) was removed pending further clarification on partnership and funding.
Preliminary Items for July 21, 2026 Regular Business Meeting
- Commissioner Reeves raised questions about Agenda Items 15 and 17, which appear to be two separate resolutions to extend the gas station moratorium. The Commissioner noted the original moratorium also included laundromats and vape shops, but only gas stations and convenience stores were listed. The items were deferred to the agenda meeting on July 15 for clarification.
Develop Clayton - 5-Year Strategic Plan
- CEO Mandala Jones and development consultant Jim Brooks presented the five-year strategic plan. The Housing Authority of Clayton County has changed its DBA to "Develop Clayton" to reduce confusion with Section 8 housing. The plan focuses on financial literacy, homeownership preparation, and diversifying housing stock to attract workforce and talent.
- The plan has six strategic imperatives: alignment of stakeholders, diversification of funding, execution of high-impact housing initiatives, housing development that supports tax base growth, housing types supporting economic development, and partnerships for mixed-use communities.
- Key goals include building a sustainable financial model, expanding development portfolio, strategic land acquisition, strengthening partnerships, and building internal capacity.
- Jim Brooks, president of Boulevard Group, highlighted that Clayton County is poised for a "renaissance" and stressed the importance of attainable housing and smart growth (e.g., East Lake model).
- Commissioner Reeves inquired about multifamily for-sale housing and missing-middle housing (cottage courts, duplexes). Brooks noted they are exploring sites for attainable for-sale multifamily and are working with the zoning director on code changes.
- Chairwoman expressed support for trail connections and coordination with the BeltLine. Brooks confirmed they are coordinating with county planning and the land bank.
- Commissioner suggested updates twice a year; Jones agreed.
MARTA Update on Southlake BRT
- Project Manager Greg Holder presented an update on the Bus Rapid Transit (BRT) line from Hartsfield-Jackson Airport to Southlake Mall. Total project cost is $356 million. Federal Transit Administration (FTA) has offered $70 million, but MARTA is applying for an additional $80 million (to bring total federal funding to $150 million). The 30% design is complete.
- The Intergovernmental Agreement (IGA) covers use of county right-of-way (Garden Walk, Upper Riverdale, Mount Zion). Routine road maintenance remains Clayton County's responsibility, but MARTA will reimburse the county for expenses related to dedicated lane signage and pavement markings (Section 3 of IGA).
- Commissioner Davis raised concerns about road maintenance costs from heavy electric buses. COO Detrick Stanford clarified that the IGA includes a reimbursement clause for wear and tear beyond normal maintenance.
- Commissioner Hammer asked about the balance of the half-penny sales tax. CFO Terry Jackson's representative (Carolina) reported that the Clayton County reserve bucket contains $346.2 million as of the prior Friday.
- Commissioner Reeves requested a tour of the Summerhill BRT (Rapid A-line) before voting on the IGA. Holder agreed to schedule a tour in August or September.
- Revenue service is planned for February 2032. Buses will run every 10 minutes with dedicated lanes and transit signal priority.
- Commissioner noted that the BRT will provide faster travel times and better frequency compared to current buses.
Code Enforcement Update
- Major Sean MacDonald provided a six-month update. The division is implementing the "5 Cs" of organizational change: Clarity, Communication, Commitment, Capability, Culture.
- Accomplishments include a centralized facility at 879 Battle Creek Road, daily corridor inspections, partnership with police for Flock camera system to catch illegal dumpers, and the first countywide Code Enforcement Summit (April 26) with all cities.
- Citizen ride-along program launched to increase transparency.
- Future initiatives: dedicated code enforcement court (part-time judge), community education (Code Enforcement 101).
- Currently 37 officers. Commissioner Hammer asked about staffing needs and pay equity. MacDonald noted the recent compensation study excluded code enforcement, which was a setback. He requested a plan to increase pay and staffing. Commissioner Hammer and Davis supported developing a plan and addressing pay.
- Commissioner Henry noted recent success shutting down a party house through interdepartmental cooperation. She also raised concerns about inoperable vehicles and suggested using Flock cameras to monitor illegal dumping. Chief of Police (present) noted cameras are not free and there are limited numbers.
- Captain Gooden (mentioned for organizing monthly volunteer cleanups in District One).
Building and Maintenance Department Assessment
- Director Guillermo Mendoza presented an assessment of operations and maintenance (O&M). The county manages over 3.5 million square feet of facilities, adding 219,000 square feet in the last five years.
- Current O&M budget is $4.2 million (FY2026), or $1.18 per square foot, compared to national minimum of $1.63. Staffing: 27 field technicians each handling 131,000 square feet (recommended: 47,000 for medium maintenance, 35,000 for high maintenance). The department is understaffed by approximately 19 technicians.
- Consequences: deferred maintenance, aging equipment (some HVAC units 26 years old), increased repair costs, employee burnout. Refrigerant R22 is being phased out.
- Five-year staffing growth proposal presented to reach midpoint goal.
- Revenue enhancement ideas: restructure lease agreements with tenants, maximize vendor rebates (e.g., Georgia Power incentives for efficient equipment), identify non-tax revenue opportunities.
- Commissioner Davis highlighted that growth is outpacing budget, and there is no annual capital outlay program; the county relies on SPLOST. She requested a policy requiring maintenance impact assessments for new facilities. Mendoza and COO Stanford agreed to bring recommendations.
- Commissioner Henry raised concerns about poor construction quality from low bidders. Mendoza noted he has been pushing for extended warranties (e.g., 3-year on HVAC) and quality oversight.
- Chairwoman thanked staff for responsiveness, citing early morning calls (6:30 AM) for Frank Bailey Senior Center issues.
Clayton County Renaming Policy
- Chief Staff Attorney Charles Reed presented two models: Savannah (ordinance) and Butts County (resolution). The Savannah model allows permanent and honorary naming with petition requirements and public hearing; Butts County is more restrictive (honorary only, deceased person of 10-year residency, requires unanimous consent for buildings).
- Reed asked for board direction: (1) whether to adopt a policy, (2) form (resolution or ordinance), (3) preferred elements. Commissioners expressed preference for an ordinance (more accessible to citizens) and generally favored the Savannah model. They wanted to move forward but not rush.
- There is a pending agenda item for July 21 to rename Bogee Court to Charles Schofield Court. Reed advised that the board could handle it on the regular agenda (not consent) and decide whether to proceed without a policy or defer. Commissioner Davis requested postponing that item until the policy is adopted. The board agreed to defer action on the renaming until the policy is in place.
- Key requirements discussed: honorary naming (temporary sign) to avoid impact on residents' addresses; deceased requirement controversial – Commissioner indicated she does not want that requirement.
Finance Update - Pension
- CFO Terry Jackson and Pension Manager Carrie Hathaway presented on the county's defined benefit pension plan. Employee contribution: 7.5%; employer (county) contribution: 21.5%. Vesting: 10 years (changed from 7 years for employees hired after Jan 1, 2016). Multiplier: 2.5% (pre-2016) or 2% (post-2016).
- Plan assets: approximately $700 million. Funded status shown by contribution vs. benefit payments: employer/employee contributions ($33.6M in FY2024) do not cover benefit payments ($40.5M in FY2024), but investment income, dividends, and interest cover the shortfall.
- Investment returns have grown over last three years. The investment mix: domestic equity, international equity, domestic fixed income, real estate, and cash.
- Commissioner Reeves asked about forecasting retirement volumes. COO Stanford noted that 15-20% of local government employees nationwide may retire in next five years, but it is difficult to predict. Commissioner Reeves emphasized the need for succession planning. Stanford stated they are working on recruitment and middle management development.
- Commissioner questioned why the vesting period was increased from 7 to 10 years. Hathaway surmised it was to reduce costs.
Key Outcomes
- Agenda items 15 and 17 (gas station moratorium extensions) deferred to July 15 agenda meeting for clarification.
- Develop Clayton's five-year strategic plan received board support. Updates will be provided at least twice a year. Board encouraged continued collaboration with municipalities and trail planning.
- MARTA BRT IGA discussion to continue. Board requested a tour of Summerhill BRT before voting. Application for additional $80 million federal funding to be submitted in August. Reimbursement for road maintenance is included in IGA Section 3.
- Code Enforcement: Board directed staff to develop a plan for pay increases and additional staffing. Code enforcement court to be explored.
- Building and Maintenance: Board requested a policy recommendation for maintenance impact assessments on new facilities. Five-year staffing proposal to be considered.
- Renaming Policy: Board will adopt an ordinance modeled after Savannah. Pending renaming of Bogee Court deferred until policy is approved. Staff to gather individual commissioner input.
- Pension: No immediate action. Succession planning and retirement forecasting to be further discussed.
- Crisis Behavioral Center update removed; will return after clarifying partnership with state and exact SPLOST balance.
Meeting Transcript
It's not on good evening, everyone. The Clayton County, or this afternoon, the Clayton County Board of Commissioners work session is now called to order. The time is 5 30 p.m. And the date is July 14, 2026. Board members, are there any preliminary items from the July 21st, 2026 uh regular business meeting that you'd like to discuss um at this time today? All right, well, moving right along, we'll move on to our agenda items. But I didn't see the director here to address it. Which item would you like to um pull on uh Commissioner Reeves? Oh, I'm not pulling anything, I just had a I just had a time to pull to discuss at this time. Well, this is just the first time I'm getting a chance to look at this. So uh so far I have a question about 15 and 17 and director GK is not present. Can you um can um CO can you come up for 15 in regards to more to the moratorium? What were your questions, Commissioner? So are the these look like these are two separate resolutions for extensions of the gas station moratorium, but when I introduced the uh original moratorium on gas stations, it was gas stations, laundromats, uh, vape shops, but I only see gas stations listed here, uh, or gas stations and convenience stores, but also it's two separate agenda items. So, Commissioner, I don't know if this is just a typo that it should be only one. Um both are dealing with moratoriums. And I'm trying to recall our discussion in in our um in our operational review. But what we can do because we have an agenda meeting tomorrow at at two o'clock, um, what are the clarifying questions that we have? We can certainly address that at the work session if that's appropriate. Can you repeat that again? If you want us to address one of the questions you have at the works at the agenda meeting tomorrow before we put it on the adoption for next Tuesday, we certainly can address those questions at that time. Sounds good, thank you. Yes, ma'am. All right. Any other questions at this time, board members and on or any of the preliminary items from the July 21st board meeting? All right, seeing none, we'll move on to our agenda items. Um also I just wanted to uh make everybody aware that item number seven board members, the update on the crisis behavior center is going to be taken off for this meeting. And uh COO Stanford will direct us on. Are you gonna add it back in a later time? Yes, ma'am. Uh Madam Chair, so the reason why that was being pulled, two things that the board asks us to get clarity on as pertains to uh potentially partnering with the state is to one to figure out who we're entering into the agreement with. Is it viewpoint health or is it with the state? And more importantly, uh, what is the exact balance that we have on SPLOS now that the county is willing to allocate to that, and more importantly, what's the state to give us a return on investment if we get that seven million dollars? Okay, okay. All right, thank you. All right, next um we will move to item number one, and that will be for the five-year strategic plan from uh develop Clayton. And so come come on up, Mr. Mandela Jones, and let's get ready to hear about this five-year strategic plan. Thank you. All right, good afternoon, board. Thank you for your time. Thank you. First off, uh, I requested this opportunity for a couple of reasons. One, and primarily I want you to understand develop Clayton, where we're going, how we're supporting Clayton County from a housing perspective, and how we know we will be able to advance Clayton County from a housing perspective. Um I'll start by saying my board is here, at least three of the five members, three three of the four members of my board is here, so I want to thank them for their support. Um I want you all to know my board has invested quite a bit of time in understanding Clayton County from a housing perspective, understanding where the gaps are and how we can contribute to filling those gaps. Gotcha. So I I want you all to understand that. Uh I know the name change, develop Clayton. You will formally update the uh public analysis.
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