You can also donate through www.venmo.com/u/pikecountytimes, $pikecountytimes, and PayPal.Me/PikeCountyTimesLLC.
Editor Becky Watts: Phone # 770-468-7583 editor(@)pikecountytimes.com
This online news website is owned and operated by Becky Watts. The Editor can be reached at 770-468-7583 or at editor(at)PikeCountyTimes(dot)com. Pike County Times is a website for citizens to keep up with local events and stay informed about Pike County government. It began on November 13, 2006 as a watchdog on county government and has turned into an online newspaper.
If you enjoy reading Pike County Times, consider buying an advertisement for your business or sending a donation to support the only free online newspaper in Pike County. Donations can be sent to: The Pike County Times, PO Box 843, Zebulon, Georgia 30295. Click here to donate through PayPal. Thanks for supporting Pike County Times.com!
Tuesday, February 25, 2025 – 5:00 p.m.
Pike County Courthouse, Main Courtroom
16001 Barnesville Street, Zebulon, GA 30295
EXECUTIVE SESSION ONLY
ZEBULON - The Pike County Board of Commissioners held a Special Called Meeting on Tuesday, February 25, 2025 at 5 p.m. The agenda is as follows:
1. CALL TO ORDER.....Chairman Briar Johnson
2. SILENT INVOCATION.....Chairman Briar Johnson
3. PLEDGE OF ALLEGIANCE.....Chairman Briar Johnson
4. APPROVAL OF THE AGENDA - (O.C.G A. § 50-14-1 (e) (1))
5. EXECUTIVE SESSION
a. Chairman Briar Johnson 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.
6. ADJOURNMENT
Agenda subject to revision.
During the 5 p.m. Special Called Meeting on February 26, Chairman Briar Johnson advised that the commissioners were going into executive session to begin their interviews for county manager. Interim County Manager / County Attorney Rob Morton did not go back into Executive Session while two candidates who were unknown to Pike County Times went into the back to speak with commissioners.
Protocol was followed with “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” per state law.
The commissioners came back into session at 6:20 p.m.
A motion to adjourn was made at 6:21 p.m.
"BREAKING NEWS: Commissioners Begin Process for Finding a New County Manager" can be read in its entirety at pikecountytimes.com/secondary/BREAKINGNEWScountymanager2.27.25.html.
Tuesday, February 25, 2025 – 6:30 p.m.
Courthouse, Main Courtroom, 16001 Barnesville Street, Zebulon, Georgia
Courthouse Doors on East/South Sides open at 6:00 p.m.
Town Hall Meeting at 6:15 p.m.
ZEBULON - The Pike County Board of Commissioners met in the upper courtroom of the courthouse on Tuesday, February 25, 2025 – 6:30 p.m. for a regularly scheduled meeting. There was 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 without getting on the agenda. It will not be a part of the official meeting, but it is an available way to speak with the commissioners.
The meeting is open to the public and was broadcast live on Pike County Times' Facebook page at: www.facebook.com/pikecountytimes.
Click here to see the documents that have been uploaded with the agenda on the Pike County government page.
Town Hall Meeting
Town Hall Meetings usually begin at 6:15 p.m., but since it began late, Chairman Briar Johnson let it roll about 5 minutes into the regular 6:30 p.m. meeting time so people could speak.
Aaron Cudnohufsky. Speaking on HB 581. We’re going to have problems with construction after this passes because the new residents will be hurt by the changes if we go into this. We’re (Georgia legislators) rewriting this bill because it has parts that are not clear. Walked through parts of the law and said that the state may try to tax people on tractors, etc. If Pike County operates on a 22 million dollar budget, we will have to account for the amount that the state is going to tax us.
As I walked in, I saw interviews going on. Called the County Clerk about this earlier today. Cudnohufsky is a county manager candidate and has not been given any kind of notice on this. No rejection letter or call for an interview. Told that the commissioners are narrowing down the candidates this morning when he called the office. How were people qualified, and could something be given to the candidates who are not part of the final process? Asked to be sure that the acting county manager was not part of the process if he is a candidate as has been seen on social media.
Tom Brown. While the city (of Williamson) as looking at HB 581, it seemed odd to him that Impact Fees are about $7,000 and the typical real estate commission in Pike County is about $30,000 in the newer subdivisions. Tax payers are paying taxes on $37,000 on the assessed value and that helps set the value when a home is sold. It seems that we are being double taxed. Asked that we look at Impact Fees and remove items from our taxes if we are being double taxed.
In Henry County, if money goes back, it will go back to the builders, but the buyers paid for that, they won’t get their money. And Pike may have to give back as well. Said that the voters voted to support HB 581 and thinks that this is what we should do.
[Note from the Editor: "Henry County Impact Fees Dismissed and Refunds Ordered in Court Ruling" can be read by clicking here .]
1. CALL TO ORDER ..... Chairman J. Briar Johnson
Call to order at 6:35 p.m.
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))
Motion to approve the agenda. Approved 5-0.
5. APPROVAL OF THE MINUTES - (O.C.G.A. § 50-14-1(e) (2))
a. Minutes of the February 12, 2025, Regular Monthly Meeting.
b. Minutes of the February 12, 2025, Executive Session.
Motion to approve both sets of minutes. Approved 5-0.
6. INVITED GUEST a. Jeff Massey and Jaki Turner with McGriff, a Marsh & McLennan Agency LLC Company
Provided info about health benefits and insurance. Gave them a packet. 9 ½% trend is what we are seeing for those under 1,000 employees with the market. Included plans and deductibles for other counties. Employees are spending about 13% rather than 15% as is seen in other places. $2500 deductible and POS and HRA plan. Each year, we have been able to keep the increase down as much as possible. Medical, dental, vision, etc. July 1 is the renewal. We’ll have the renewal projection around May. No questions.
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. Approved 5-0.
b. County Manager ReportUpdate on County finances for the following funds/accounts:
General Fund ..... $2,448,579.44
Fire Dept. Donations ..... $10,905.91
Cash Reserve Account ..... $110,318.25
Jail Fund ..... $10,267.40
E-911 Fund ..... $71,232.15
DATE Fund ..... $25,158.18
Juvenile Court Fund ..... $13,746.25
Residential Impact Fee ..... $418,984.33
Commercial Impact Fees ..... $32,104.66
C.A.I.P FUND ..... $118,370.38
General Obligation SPLOST 2022-2028 ..... $1,532,508.22
L.M.I.G. Grant (DOT)..... $47,548.81
c. County Manager Comment
Updates have been completed at the jail, and inmates have returned to jail.
Grading and paving should start on Scott Road next week. Daniel Road is complete. Friendship and Gaulding have some grading issues that we need to work on with the engineer on recommendations. May go to McCard Lake next if drainage, etc. is not completed on Scott and Ward Roads. Harden is last on the Atlanta Paving List.
Do you want to add Woodard Road or go out to bid? Paving project only. Motion to go out to bid on the contract for Woodard Road. SPLOST funds will be appropriate for using on this road. Approved 5-0.
Reminder that we are starting budget meetings next week for the next two weeks prior to bringing information to the commissioners. A draft budget will be given somewhere by the end of March or beginning of April. Process starts next week.
Pullin. What is guidance to department heads on the budget? Morton. They send us their requests and compare those to the prior budget. We have been looking at a possible shortfall. We may have wish lists, but we are going to try to meet our budgetary restraints. We have been tracking expenditures and revenues coming in. Anticipate an initial meeting and a follow up meeting with department heads.
d. Commissioner Reports
Tim Guy. Daniel Road turned out well.
Jenkins. Had a conversation about the condition of the dump this week and concerns about liability.
Johnson. HB 581. Thanked representatives from several of the cities for being here at the meeting.
e. County Attorney Report to Commissioners
None.
8. UNFINISHED BUSINESS
a. Consider one appointment to the Department of Behavioral Health and Developmental Disabilities Region Six Regional Advisory Council, DBHDD, to fill an expired three-year term, set to expire July 31, 2027.
Applicant was not present at the last meeting and has withdrawn her application. Will readvertise.
9. NEW BUSINESS
a. Consideration of accepting the roads/rows dedications for Whitehorse Subdivision Phase II.
Chris Goodman has inspected the roads and identified issues. The seams on the road have been addressed, and the roads meet county standards. Asking you to accept the dedication of these roads with the right of way deeds. Motion to accept Phase 2 roads. Approved 5-0. The county will now accept maintenance of these roads.
b. PUBLIC HEARING: To receive public input on HB 581, statewide floating homestead exemption and possible opt out by Pike County.
No one wanted to speak at the public hearing.
c. Consideration of Opting Out of HB 581.
. Several of the commissioners have attended HB 581 and training from ACCG. The deadline to opt out is March 1.
Pike County has a presentation. 18 year Chief Appraiser gave this presentation. Said that value has nothing to do with HB 581. It’s based on an exemption. It is a floating homestead exemption. Won’t affect anything else. Market values will still move and be maintained yearly. No guarantee to the benefit of the homestead. The law was written to address extreme changes in the market. [Note from the Editor: If you want details on this, you need to watch my FB Live to see the details. This is complicated, and I don’t want to get this wrong.]
This bill was made to address market extremes. The intent may have been to take the heat off of the assessor’s office and put it back on the governing authority. If the marketing values dropped, how would a county recover? The CPI should drop as well, but if it doesn’t, there is an issue. We don’t know where we will be in 5 years. Whether we opt in or drop out, if there is a loss, the money will have to come from somewhere.
Discussion. We have about 50% or so of properties that are homesteaded. People thought that this was going to cap our property taxes or freeze the assessments.
Further discussion. Morton recommended opting out and suggested that the county pursue local legislation that can accomplish a similar exemption. Johnson said that he agrees with opting out only if we as a county do something for our citizens with local legislation that accomplishes something similar. We cannot opt out and have no other plan. Pullin. Long term home ownership should mean something and the same for the elderly. By time 65 years old, should get an exemption so the longer you’ve been in the county, you could get more every 5 years. Supports the intent behind the bill but doesn’t support freezing on 2024 assessments because that is not an option here in Pike County. Could we opt out now and maybe look at opting in during 2026 when our assessments are better prepared? Daniel. Need a workshop to discuss this in order to come up with a plan. There is a clean up bill for the clean up bill out there and just too much unknown at this time. Morton. If you want to add a deadline to the motion, we will have a better idea on our assessments after July 1.
Motion to opt out of HB 581 with an intent to present local legislation no sooner than the 2026 legislative session. Discussion. Pullin. Supports opting out but does not support opting out with this being so open ended. Approved 4-1 with Pullin opposed.
[Note from the Editor: "BREAKING NEWS: Pike Board of Commissioners Opts Out of HB 581" can be read by clicking here.]
d. PUBLIC HEARING: To receive public input regarding SUP-25-01 Amy Harris, owner and Whitley Engineering, applicant request a special use permit to allow a self-storage facility in the US Highway 19 and 41 Overlay District, for property located at 13576 US Highway 19, Griffin GA, 30224. The subject property is further identified as Parcel ID numbers 075 111 and 075 111 D and is in Land Lot 91 of the 2nd District. The property consists of 7.44+/- acres. Commission District 4, Commissioner James Jenkins.
Special Use permit. Rezoned to C3 but is in the Overlay District so the use has to be approved. Staff recommended approval with 3 conditions. The Planning and Zoning Board recommended with 6 conditions.
Also creating a buffer for the church too. The front of the property would be commercial, and the storage buildings would be in the back of the property.
PUBLIC HEARING
IN FAVOR
Mark Whitley. Speaking for the applicant. Passed out a revised concept plan with the property being split. 3 commercial properties on the front and the storage buildings in the back. A 25 foot buffer against the church which is currently under construction. 50 foot buffers per the overlay district regulations. The buildings are now parallel to the highway to the rollup doors are not visible to the highway.
Allen Harris. Said that he was in favor of this. Said that people from Wellington have called and asked about something to put antique cars in storage, abide by covenants in a subdivision, and looking to market to high end owners.
OPPOSITION
None.
Closed the public hearing. Discussion. No metal rollup doors visible to the road. Gilbert. Metal is not allowed in the overlay district because it has to be built brick, etc. We could put no doors facing the roadways. Still has to go through the design requirements.
Motion to approve with conditions set forth by the Planning and Zoning Board. Approved 4-1 with Jenkins opposed.
e. PUBLIC HEARING: To receive public input regarding REZ-25-01 Larry W Lillard owner and John Childree applicant request a rezoning from A-R (Agricultural-Residential) and C-2 (General Commercial) to RR (Rural Residential) for property located at 3838 GA Hwy 362, Williamson, GA 30292 in Land Lot 166 of the 1st District, further identified as part of Parcel ID numbers 038 026 and part of 038 026 B. The property consists of 8.40 +/- acres and the request is to create two lots that are a minimum of 3 acres. Commission District 4, Commissioner James Jenkins.
To rezone portions of two properties to RR. Wants to take part of the commercial and add it to the residential property. Has to ensure that all of the properties are in compliance to Pike County ordinances and Comprehensive Land Use Plan. Staff and the Planning and Zoning Board recommended approval.
IN FAVOR
John Childree. Wife born and raised here and raising kids here. Want to build on the back property.
OPPOSITION
None.
Closed the public hearing. Motion to approve. Approved 5-0.
f. PUBLIC HEARING: To receive public input regarding REZ-25-02 Small Asset Holdings, LLC owner and John Childree applicant request a rezoning from A-R (Agricultural-Residential) and C-2 (General Commercial) to C-2 (General Commercial) for property located on GA Hwy 362, west of Bledsoe Farms Road, Williamson, GA 30292 in Land Lot 166 of the 1st District, further identified as part of Parcel ID numbers 038 026 and part of 038 026 B. The property consists of 1.23 +/- acres. Commission District 4, Commissioner James Jenkins.
A rezoning for the existing piece of commercial that is there already. Going to C2 with the entire 1.23 acre tract. It has a commercial building on it. This meets all of the setbacks, etc. Planning and Zoning Board recommended approval.
IN FAVOR
None.
OPPOSITION
None.
Closed the public hearing. Motion to approve. Approved 5-0.
g. PUBLIC HEARING: To receive public input regarding REZ-25-03 Payne Investments owner and Stephanie Payne Hurt applicant request a rezoning from A-R (Agricultural-Residential) to RR (Rural Residential) for property located at 7237 New Hope Road, Milner GA 30257 in Land Lots 164 and 165 of the 2nd District, further identified as part of Parcel ID number 088 033. The property consists of 3.01 +/- acres and the request is to create one lot that is a minimum of 3 acres out of the parent parcel, that is 8.27+/- acres for the existing house that is located on the parcel. Commission District 3, Commissioner Ken Pullin.
A rezoning for 3.01 acres. This is a current 8.72 acre tract. Working with this over the past 4 to 6 months that allows them to keep a 5 acre tract that is AR and take the rest with the existing house and rezone to the RR district. 3 acres is consistent with other surrounding homes. Planning and Zoning Board recommended approval.
IN FAVOR
None
OPPOSITION
None
Closed the public hearing. Motion to approve. Approved 5-0.
h. PUBLIC HEARING: To receive public input regarding Text Amendment to Article 16, US Highway 19 & 41 Overlay District, of the Unified Development Code.
A discussion that was had over a couple of meetings last year including adding an additional layer with a color scheme. They want the authority to approve this. Staff recommended approval. This only applies to the Overlay District.
Anyone to address the board? None.
Motion to approve this text amendment for 1st Reading. Approved 5-0.
10. PUBLIC COMMENT (Limited to 5 minutes per person)
a. Michelle Gravitt to address the Board regarding Madden Solar.
[Note from the Editor: Mrs. Gravitt was reading her comments and was not able to finish them, but she sent them in full by email to the commissioners and Pike County Times after the meeting. This is verbatim from her email.]
"Commissioners-
I appreciate your time last evening and regret that I was unable to finish addressing the board with the balance of my comments due to time constraints. I have included the full details of my written statement here if you are interested in reading it in full.
Nearly five years ago, I stood before this board to discuss the Madden Solar project with over 300 signatures opposed to the development. As a reminder, this project is in our water protection area with proposed impervious surfaces equivalent to 391 Walmart stores.
At that time, I presented expert opinions on serious environmental concerns, citing sediment and runoff pollution, reduced property values, constant noise from inverters, fire risks, and contamination of groundwater. Incidents like the $135.5 million judgment in Stewart County, GA, for stormwater pollution, and fires at solar plants in California and New York State—where residents were told “not to breather outside” have only reinforced the risks. In October 2022, James Cooley, division director from Georgia’s EPA, informed lawmakers about runoff from solar farms polluting rivers, streams, and groundwater in rural areas, citing multiple Georgia based solar projects as examples.
But tonight, I want to focus on the financial agreement made with our county.
The January 2021 MOA approved by the BOC outlined a 75% tax abatement schedule for 15 years, $14.5 million in permit fees, and a $165 million taxable cost on the project via an IDA bond-reporting property taxes over 45 years equal to $21 million. As the project’s lifespan is 30 years—not 45— this figure is actually $13.8 million in property taxes over 45 years.
Research of other solar projects in Georgia, find none valued over $10 million. Quitman Solar in Brooks County (150 MW/1000 acres) is valued at $6.6 million, Sandhills Solar in Taylor County (146 MW/902 acres) is valued at $5.69 million., and the largest in Georgia, Twiggs Solar (200 MW/2,100 acres), is valued at just $8.7 million. Factor in Pike’s 75% tax abatement and no installation pays more than $33k in property taxes annually.
Can Madden Solar really substantiate a value of $165 million when similar projects are worth much less? The answer is No. The U.S. Department of Energy states that only the chain-link fence adds value to the land, while solar equipment is valued based on the power it generates. As the site ages and produces less power, its tax value depreciates.
If we value Madden Solar at $16 million—twice the value of other projects—and apply the 75% abatement, the total property tax would equal $50k annually, a $5k annual increase over the current $45k estimate on our tax assessors website on the land alone. If valued at $8 million, the county would lose tax revenue, with only $26k collected annually. With the abatement and proposed permit fee reductions, the county may only see an additional $225,000 total spread out over 45 years, or about $0.27 per resident annually. That $5k a year gain is less than what I pay in property taxes annually. Either way, the income falls far short of the $40 million originally approved to receive this abatement.
The only way to account for the gap between the property taxes and the necessary valuation needed to account for additional revenue is a tangible personal property tax. This value would be based on the fair market value of the cost of the equipment and would continue to decrease based on the composite conversion factor in the Group III asset schedule in Georgia’s personal property tax code. The value of the PV system would continue to depreciate each year until year 16- the final year of the abatement.
Based on the tax schedule provided by the developer, if the project bond is not valued at $165 million dollars- it will be impossible to reach the $500,000 a year promised to the county.
Again- many states are currently struggling with how to value PV equipment often ending up with under valued installations.
If this project’s value is reduced to $30 million we can expect around $3.8 million in fees or $84k a year- again around 36 million less than originally presented.
If these scenarios are actualized, the solar project’s low tax contribution doesn’t justify the environmental and social risks. Pike County property owners pay much higher taxes, while Madden Solar benefits from reduced taxes and is exempt from paying sales tax on the electricity generated, unlike other businesses selling goods out of our county.
Only two solar projects have been decommissioned in the US, one in California after 15 years that re-cited as solar due to severe land damage, and the second after 11 years because it failed to meet its energy output. If Madden Solar underperforms after 11 years, how will the county recoup the promised tax revenue? This raises doubts about the long-term sustainability of the project.
Is this project truly beneficial to Pike County? Does it provide new jobs for our citizens? Is the property tax revenue even viable? In my view, unless the original IDA agreement stands, these numbers don’t add up.
Diversifying our tax base is crucial. We have zoned commercial corridors and an industrial park ready for development—let’s focus our efforts there on projects that offer sustainable growth, rather than relying on empty promises from a project where the developer stands to make $140 million in 20 years and we lose money.
Our Commissioners have the authority to reject further modifications to the special exception and enforce the original MOA stipulations on tax abatements and incentives that are well above our Economic Incentive Program ordinance. This project isn’t right for Pike County, but if it moves forward, it must meet the terms of the original MOA and deliver real benefits to residents.
We are counting on you.
Thank you."
[Note from the Editor: Below are my notes from the prior meeting that can be read at www.pikecountytimes.com/secondary/BOC2.12.25.html:
Mention was made of a possible upcoming development in the county. [Note from the Editor: (Updated 2.15.25) A solar farm project is being considered for our county. There is not a lot of details out there on this, but keep an ear out for more on this in upcoming meetings as the project comes along. The project would involve the same property on Madden Bridge Road that was given approval with conditions in a March 8, 2017 meeting.
Click here to read "BREAKING NEWS: Madden Solar Farm LLC Asks for Plan Modification" with the history of the project going back to 2017: www.pikecountytimes.com/secondary/BREAKINGNEWSsolarfarm11.3.20.html.]
Click here to read my notes from the November 19, 2020 county commission meeting: www.pikecountytimes.com/secondary/BOC11.19.20.html.
b. Tim Ingram to address the Board regarding McKinley Road.
The county advised that they had received notification from Tim Ingram that he would not be able to attend tonight.
11. EXECUTIVE SESSION
a. Chairman Briar Johnson 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. 8:25 p.m.
Back in session at 10:25 p.m.
Johnson advised that the commissioners have started out process of interviewing for the county manager and that they will keep everybody abreast of what is going on their interview process.
[Note from the Editor: Click here to read "BREAKING NEWS: Commissioners Begin Process for Finding a New County Manager" at pikecountytimes.com/secondary/BREAKINGNEWScountymanager2.27.25.html.]
12. ADJOURNMENT
Motion to adjourn. 10:25 p.m.
[Note from the Editor: Fun fact. This is NOT the latest 6:30 county commission meeting that I have ever attended. I have seen the courthouse at midnight! It's been a long time ago, and I'd rather that meeting not go that long ever again, but it happened!]
Agenda subject to change.
Click here to read my write up from the past meeting: www.pikecountytimes.com/secondary/BOC2.12.25.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.]