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ZEBULON - The Pike County Board of Commissioners will meet in the upper courtroom of the courthouse on Tuesday, February 24, 2026 – 6:30 p.m. for a regularly scheduled meeting. There will be a Town Hall Meeting at 6:15 p.m. for anyone who would like to speak to the commissioners about any issues that you may have.

The Pike County Board of Commissioners has its own YouTube Channel at https://www.youtube.com/@pikecoga where citizens can watch the meetings both in real time and after the meeting to catch up on county business. Thank you to the Commissioners for providing this service to Pike County citizens.

Readers can go to www.PikeCoGa.com, click on Resources, scroll down to Other Links to click on Meetings & Agendas, and then scroll down to the meeting date and click on Online Agenda to review documentation related to this meeting. Morning meetings have links to financial information and reports from county departments and authorities.

1. CALL TO ORDER ..... Chairman J. Briar Johnson

Call to Order 6:30 p.m.

This meeting was attended by Commissioners James Jenkins, Ken Pullin, Tim Guy, Tim Daniel, and Chairman Briar Johnson as well as County Clerk Angela Blount and County Attorney/Manager Rob Morton.

2. INVOCATION ..... Kyle Garner

3. PLEDGE OF ALLEGIANCE ..... Chairman J. Briar Johnson

4. APPROVAL OF THE AGENDA - (O.C.G A. § 50-14-1 (e) (1))

Move item e up to item b and then moving everything else down. Approved 5-0.

5. APPROVAL OF THE MINUTES - (O.C.G.A. § 50-14-1(e) (2))

Motion to approve the minutes. Approved 5-0.

a. Minutes of the February 11, 2026, Regular Monthly Meeting.

Motion to approve the minutes. Approved 5-0.

6. INVITED GUEST - NONE

7. REPORTS FROM COMMISSIONS, DEPARTMENTS, COMMITTEES, AUTHORITIES

a. Monthly Reports submitted from County Departments and County Authorities, including a Revenue/Expenditure Statement for all departments and a summary check register. There are no Department reports as they will be provided during the first Board meeting of March. Revenue/Expenditure Statement and Detail Check Register is included.
Discuss/Approve/Deny

Motion to approve the reports. Approved 5-0.

b. County Manager Report

Update on County finances for the following funds/accounts:
General Fund ..... $3,174,935.27
Fire Dept. Donations ..... $10,709.57
Cash Reserve Account ..... $322,327.49
Jail Fund ..... $27,320.40
E-911 Fund ..... $148,644.74
DATE Fund ..... $17,807.65
Juvenile Court Fund ..... $15,251.43
Residential Impact Fee ..... $174,901.24
Commercial Impact Fees ..... $14,195.39
C.A.I.P FUND ..... $29,399.24
General Obligation SPLOST 2022-2028 ..... $1,091,055.77
L.M.I.G. Grant (DOT) ..... $572,513.99

c. County Manager Comment

Pre-meeting information.

Budget meetings will be starting next week. Draft budget the end of April. Department head meeting yesterday. Will have more details soon.

Virtual meeting on the County Property and Master Plan tomorrow.

Condolences to the Bobby Blount family. Served in the early 2000’s.

[Note from the Editor: The written CM Report also mentioned having a periodic meeting with department directors, authorities, and Constitutional officers. Morton advised that he would provide a separate report/update on this within the next week to cover some of the items that were discussed.]

d. Commissioner Reports

Pullin. Update on Animal Shelter on Harden Road. Neighbors are continuing to complain.

After talking to P&Z members, feels like we need to revisit our ordinances to make some of those better. Maybe looking at lot sizes, etc.

Morton response to Harden Road. We have not received a new application for submission on Harden Road Animal Shelter with Special Use Permit. They did not reapply. We will follow up and issue citations as is appropriate after investigating. There should be no shelter operating there. [Note from the Editor: This was on the January night meeting agenda, but was postponed due to a request from the applicant. Click here to read what I found when researching this applicant: http://www.pikecountytimes.com/secondary/BOC1.27.26.html. Scroll down to the comments in blue toward the end of the meeting.]

Morton response to ordinances. Planning and Zoning should undertake periodic review of our ordinances.

Jenkins. Hutchinson Farms complaint during the Town Hall. [Note from the Editor: This was in reference to an outside driveway that was put in and then removed last year. Residents are still requesting follow up on this.]

Chairman Johnson. Had Coffee with the Chairman. People showed up and asked questions. If I don’t know the answers, I’ll get them. Probably do this again in a month.

Advised that all of our departments put in reports that are part of the morning meeting. Encouraged people to get online and review these.

e. County Attorney Report to Commissioners

February 6 - Response filed for the Talking Rock (Prayer Mountain). Click here to read the original article on this civil action: http://pikecountytimes.com/secondary/BREAKINGNEWSprayermountainlawsuit1.2.26.html

David Hughes Petition - Response was filed on February 16. Click here to read the original article on this civil action: http://pikecountytimes.com/secondary/BREAKINGNEWSimpactfeecourtreview1.12.26.html

He also filed a Motion to Dismiss and Brief in Support of the behalf of the Board of Tax Assessors regarding a citizen appeal to a decision to deny from the Board of Equalization. Citizens can file after the Board of Equalization to go to Superior Court with their tax assessments. March 16 and 17 is the date on that matter.

8. UNFINISHED BUSINESS - NONE

9. NEW BUSINESS

a. Consider Tax Refund application from William and Deborah Gregory in the amount of $2,235.79.

Built in 2022. They have overpaid because the home has an upstairs that was counted when it should not have been. Unfinished versus finished. Motion to approve. Approved 5-0.

[Note from the Editor: It would be wise to check your tax assessment notice every single year when you get it to be sure that the square footage of your home is correct, whether or not you're being charged for outbuildings, and especially check to make sure that your exemptions are correct. You can call or drop by the Tax Assessor's office if you have questions on it.]

e. PUBLIC HEARING: To receive public input regarding REZ-26-01 Jason Betsill Owner, and applicant request a rezoning from AR (Residential Agricultural) to RR (Rural Residential) for property located at the southwest corner of the intersection of Campground Road and Highway 18, Zebulon, GA 30295. The property consists of 182.751+/- acres in Land lots 123 & 124 of the 8th District, further identified as parcel ID 092 017. The request is to rezone the property for the purpose of constructing a 30-lot single-family subdivision with a minimum lot size of 5 acres. Commission District 3, Commissioner Ken Pullin. [Note from the Editor: This item was moved at at the beginning of the meeting.]

Development Director Jeremy Gilbert. RR rural residential. Minimum lot size of 3 acres, but they are going to build on 5 acres. Part of the road will be paved. Consistent with the Comp Plan. It meets county requirements. Planning and Rezoning recommended denial.

IN FAVOR

None.

OPPOSITION

Speaker. Lives on lot adjacent to the proposed subdivision. Main concern is where the entrance will be placed. Traffic flow is a concern. Will go from 10 cars to maybe as many as 60 cars. Doesn’t want her kids on other people’s cameras. Well water quality and water pressure. A lot of traffic and a lot of growth in a short time.

Speaker. Land use attorney representing a neighbor. Opposed. These aren’t bad neighbors. They have concerns. Comp Plan recommends 10 acre lots in this area. Taking… they have to prove this by clear and consisting evidence. He just replanted the entire 100 acres and could plan for 10 acre lots. This isn’t a taking. You should depend on your planning commission and should feel better on denying rezoning. Dekalb County v. Dobson

Speaker. Is Pike County prepared for the development that is coming into our county? Asked questions about traffic, schools, security, emergency response. Is the zoning a good fit? Asked commissioners to consider what people are bringing to them. Let’s take some time to make sure that this decision is good for the citizens of Pike County.

Speaker. Neighbor. Read a letter that was sent to the commissioners.

"I am writing to express my unwavering opposition to Application REZ-25-12, the proposed rezoning of approximately 182 acres at the southwest corner of Campground Road and Highway 18 (Land Lots 123 & 124) from Agricultural Residential (AR) to Rural Residential (RR).

This development is inconsistent with the rural character of District 3 and poses a direct threat to our infrastructure and natural resources. My opposition is based on the following critical points: 1. Violation of the Unified Development Code (UDC)

The request to rezone from AR to RR undermines the very purpose of the AR district. Per Article 4, Section 401 of the Pike County UDC, the AR zone is intended to preserve and protect agricultural and forest land. A high-density residential subdivision in this location is a suburban intrusion that contradicts the Pike County Future Land Use Map, which designates this area for low-density agricultural preservation.

2. Critical Groundwater and Aquifer Risks

As this property sits within a sensitive region of the Piedmont Crystalline-Rock Aquifer, I have grave concerns regarding UDC Section 9-5 (Groundwater Recharge Area Protection):

Cone of Depression: Concentrated drilling of 30+ new wells will create a "cone of depression" in the fractured rock, potentially drawing down the water levels of existing neighbors’ wells.

Septic Loading: Per Article 19 (S3 Sensitive Land District), new developments on septic must meet strictly increased lot size requirements to prevent nitrate contamination. I request that the Board verify if this density complies with the 150% lot-size increase typically required for high-pollution susceptibility areas.

3. Impact on Infrastructure and Schools

Traffic Safety: The intersection of Highway 18 and Campground Road is already dangerous. Adding significant daily trips from a 30-home subdivision without a GDOT-approved traffic study is irresponsible.

School Capacity: Our school system is already struggling with rapid growth. The tax revenue from these homes will not offset the long-term cost of the additional students introduced to our classrooms. Public Safety: Increasing the residential density in this rural pocket stretches our Sheriff’s Office and Fire/EMS response times even thinner.

Conclusion

Growth in Pike County must be deliberate, not reactive. This proposal offers no benefit to current residents and violates the spirit of our Comprehensive Plan. I respectfully urge you to protect the integrity of Land Lots 123 and 124 and deny REZ-25-12."

Pullin. Motion to extend time for those speaking.

Speaker. Lives in the community and sees our rural community deteriorating. Rooftops cost taxpayers money. At best, we break even. This is the 4th meeting that I’ve attended on this subject matter. Hasn’t seen one person who is for this. No one wants this. At least 7 subdivisions in the works at the current time. The impact on school system and county services is going to be tremendous with this already. People are moving here for the rural environment, but the continuous growth will make Pike County just like where they left. What is in place to keep a developer from buying that land and rezoning to RR? The impact on county services isn’t a legal reason to deny. If you’re seeing that we’re going down the wrong path, don’t be fearful of lawsuits. Do what is best for the citizens. Needs a traffic study there. Almost have to come to a dead stop to turn on there now. If a subdivision goes in there, that will be so many more vehicles.

CLOSED THE PUBLIC HEARING

Development Director Jeremy Gilbert to answer questions. Pullin. If the developer had bought land to develop houses, what is the process? AR zoning district. Just a lot division under 5 lots. 5 lots or more comes to P&Z and County Commission. Dangerous intersection. May need to talk to GDOT about this regardless of whether this subdivision comes in. Campground Road is going to be the entrance rather than Hwy 18 because that is at GDOT’s discretion.

What type of buffer will be required under our ordinances? There is no requirement. Tonight is just a rezoning and not plat approval.

What was it denied for by the Planning and Development Commission? Health, safety, and welfare of the general public from our general procedures. 4-1 vote to deny.

Guy. We changed ordinances to 10 acres. We have ordinances put in place for a reason. AR-10 acres was on this property when the property was purchased. RR can be requested by anyone. Everything in AR stayed AR when the updated ordinances were adopted.

Pullin. Motion to deny based on Planning and Development’s recommendation based on health, safety, and welfare of the public. Approved 5-0.

b. City of Zebulon Annexation – Parcel # 066 032 (5.807 acres).

5.8 acres. 3rd notice. Connected in a later tract for extension of Staxi and additional industrial use. Saw no legal objections. Part of the development is for a current business using the City of Zebulon for water and sewer services. No motion.

c. Discussion of the Health Benefits RFPs.

Received 5 RFP’s. Will review between now and a future meeting for further MSI from Kennesaw, Alliance, Mark 3, Marsh McClendon, (formerly McGriff), and Epic Insurance. Motion to receive the RFP’s and review them. Approved 5-0.

d. Review the current status of the FY 25/26 budget.

Finance Director Clint Chastain. Voiced concerns about 2025-2026 budget. He advised commissioners that rolling back the rate would put us in a little bit of a tight spot. Budgeted for $10.6 million. Looking at $9.2 million coming in. Sold some assets in Public Works, etc. so instead of instead of $1.5 short on the budget year, looking at $600,000 to $1 million dollars. The 238 acres zeroed out when it transferred to the Development Authority. $200,000 of General Funds went to Tanyard Road for matching funds. Engineering for landfill put us in the hole too. Our expenditures are going to more than what we bring in.

Moving forward, Public Works will have some items for sale. ARPA will be gone. LMIG for the next 10 years will be set. We are not going to have the flexibility that we have had in the past.

Morton. Landfill. We didn’t have additional budgeted allocations on that, but the State stepped in and required some work that was not anticipated.

Norman and Associates have been working on commercial for the county.

Pullin. How is the General Fund going to be on this? Advised that we are probably going to break out even.

Jenkins. Clint does an awesome job. Best we’ve ever had.

10. PUBLIC COMMENT (Limited to 5 minutes per person) - None

11. EXECUTIVE SESSION

a. County Manager Rob Morton requests an Executive Session for discussion or deliberation on the appointment, employment, compensation, hiring, disciplinary action or dismissal, or periodic evaluation or rating of a public officer or employee or interviewing applicants for the position of the executive head of an agency, as provided in O.C.G.A. § 50-14-3(b)(2), germane to personnel.

Executive Session. 7:32 p.m.

Back in Session. 7:54 p.m.

No motions.

12. ADJOURNMENT

Motion to adjourn. 7:54 p.m.

Agenda subject to change.

Click here to see the write up and click on information from the 2.11.26 BOC meeting: http://pikecountytimes.com/secondary/BOC2.11.26.html.

[Note from the Editor: If you appreciate being able to read information from county meetings for free on Pike County Times, please make a donation to Pike County Times through the PayPal link at the bottom of the page or by check to Pike County Times at PO Box 843, Zebulon so I can justify the amount of time that I am spending away from family. It may not seem like much but sitting in a meeting and then typing it up takes a lot more time than you might imagine! Thanks for reading Pike County's only FREE newspaper.]