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Tuesday, February 28, 2017 – 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.
1. CALL TO ORDER .................................................................................... Chairman J. Briar Johnson
All five commissioners are present along with County Clerk Jo Ann Wrye to take the minutes, County Manager (CM) John Hanson, and County Attorney Tom Morton. The courtroom was fairly full tonight for a county meeting up here in the courthouse. There was still room for more however, and work is still being done to help the public hear everything that is said in the Courtroom.
[Note from the Editor: The following section comes from the County Manager's Report that is given to Commissioners before each meeting.]
Public hearing for the Bentons: Staff recommendation is for approval with conditions recommended by the Board of Appeals. This is consistent with other similar home occupations that have been authorized by the Commissioners.
Solar farm: CM Hanson, Commissioner Powers, and Chairman Johnson traveled to Taylor County to visit the large solar farm there just southwest of Butler. CM Hanson has also spoken to their County Manager and Zoning Directors with regard to their experience with their solar farm. He has arranged a visit for next Monday and/or Tuesday to go back if any other commissioners would like to see it. He also asked for additional info needed to make a decision on this project. (Commissioners are given this info to read over the weekend before the Tuesday night meeting.) "From a financial perspective, this project has substantial tax revenue that will improve our financial position with a very low impact to our county from an infrastructure and maintenance standpoint." He recommended that the entrance be on Highway 18 and that the planted or natural buffer be between the roadway and the perimeter fence of the facility.
Animal Control: Three speakers about animal control but no new information that he is aware of. He said that Animal Control is continuing to investigate these shootings. Click here to read my coverage of these shootings.
Supreme Corporation: This is not on the current meeting, but this is being advertised for next month's meeting on March 28, 2017. Planning and Zoning Director David Allen recently met with the EPD and Supreme officials to discuss the approved expansion. During this discussion, it was discovered that the actual usuable property is less than Supreme anticipated. They have requested to go back through the rezoning process and ask for a reduction in buffers. "The area of concern with a much more aggressive buffer than the EPD requires is the area around the pond which both David Allen and I are aggreable that reducing this buffer may be a consideration. However, staff does not recommend considering reducing the buffer between Liberty Road or Roswell Storey's property." This is to keep commissioners in the loop in case they get phone calls.
Bottoms Road: This is also not on the current meeting but is being advertised for the March 28, 2017 meeting. Margie Harrison and Butch Armistead will be requesting the rezoning of 26 acres on Bottoms Road to be rezoned from A-R to C-3 for the purpose of an electrical contractor's facility with a warehouse. This property is behind Dollar General and the Propane Tanks on Bottoms Road. "The staff recommendation is that [t]his does not conform to the overall plan for commercial locations in Pike County." This is also to keep commissioners in the loop in case they get phone calls. [End of CM Report.]
2. INVOCATION…………………………………………………………………………….....Bart Brock
3. PLEDGE OF ALLEGIANCE ................................................................... Chairman J. Briar Johnson
4. APPROVAL OF THE AGENDA - (O.C.G A. § 50-14-1 (e) (1))
5. APPROVAL OF THE MINUTES - (O.C.G.A. § 50-14-1(e) (2))
a. Minutes of the February 8, 2017 Regular Monthly Meeting.
6. INVITED GUESTS - 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.
b. County Manager Report
Update on County finances for the following funds/accounts:
General Fund ............................................................................................ $3,090,120.07
Fire Dept. Donations ........................................................................................ $4,595.64
BOC – Jury Account………………………………………………………………$0.00
Cash Reserve Account ........................................................................ ….....$506,134.70
Pike County CD Special Revenue funds………………………………………….$0.00
Jail Fund ........................................................................................................ $14,667.08
E-911 Fund .................................................................................................. $116,580.46
DATE Fund ................................................................................................... $41,439.46
Juvenile Court Fund ....................................................................................... $13,896.30
Residential Impact Fee ................................................................................ $417,391.42
Commercial Impact Fees ............................................................................... $20,638.37
C.A.I.P FUND ............................................................................................... $23,010.62
General Obligation SPLOST Tax Bond Sinking Fund, 2011 ...................... $541,093.74
L.M.I. Grant (DOT) ..................................................................................... $577,948.61
c. County Manager Comment
CM Hanson said that he has gotten some calls and wanted to say thank you to the Department of Transportation for litter pick up on Highway 18 and Highway 109. A PUP (Pick Up Pike) member thanked the Commission and DOT for cleaning up along the roadway. John said that we need to be conscious about not throwing out anything as we drive along the roadways and teach our children too. He also said that if anyone is interested in cleaning the roadways, the county will provide everything needed to pick up trash (trash bags, pick up sticks, signs for the pick up, etc.) and the county will pick up the bags after organized pick ups. If there are large items on the right of way, the county will also come pick it up. Commissioner Powers pointed out recently that propane prices have dropped. The county has put out a sealed bid on our propane. We’ll have those numbers on Friday.
Looking at our insurance, we have to have a broker (MSI) who has done a good job for us, but John asked about putting out a bid for this as well. He said that we have had calls about this too. This could be a cost savings too.
Tomorrow is the moving day for the Tax Commissioner’s Office. They will reopen on Thursday. They will be in the former County Commission Office on Jackson Street.
d. Commissioner Reports
Tim Daniel asked about a foreseeable parking plan for the lot between the two offices. Maybe paving it? The former Magistrate parking lot has now been striped and there are two old trees that are going to come down to make more parking available.
James Jenkins said that he received a compliment about the work on a dirt road. Where are we on road projects? We will have to get asphalt from other places than Griffin since the Griffin plant isn’t going to be open this season. The Jonathan’s Roost Road is first on the list. AT&T has pulled the overhead lines so we can start cutting on the left side and prepping it. We couldn’t finish this last season because of the need to complete utility preparation there.
e. County Attorney Report to Commissioners.
County Attorney Rob Morton has been in trial this week so this is why he isn’t here tonight.
8. UNFINISHED BUSINESS - None
9. NEW BUSINESS
Chairman Briar Johnson explained that public hearings have 20 minutes for and 20 minutes against. Public discussion is then closed and the commissioners discuss the topic.
a. PUBLIC HEARING: To receive public input in regards to SE-17-02 – Steve and Katrina Benton, property owners and applicants, are requesting a special exception in an A-R zoned district to continue a tax preparation business as a General Home Occupation on the subject property. The subject property, located at 2116 Turner Road, has approximately 208 feet of frontage along the eastern side of Turner Road. The property is located in Land Lot 217 of the 1st District of Pike County, Georgia. The subject property consists of 2.29 acres and is further identified as Tax Map Parcel #039 019C.
Action: Discuss/Approve/Deny
Planning and Development Director David Allen advised that this went before the Board of Appeals (BOA) on February 16 and it was recommended for approval with conditions: annual business license, signage must conform to ordinance, regulations on port o johns that must be adhere to including moving it to end of the driveway and away from the property line, it be serviced regularly, and the county be provided with a service agreement on it, this agreement is non-transferable, no parking on the street, and there must be a buffer between the property of a neighbor who was against it.
IN FAVOR:
Katrina Benton said that they will get a business license as soon as they can get approved. The port o potty will be moved as instructed and Leland Cyprus trees will be planted. Every neighbor signed a petition in favor except for this one neighbor. They were ok with the traffic and most didn’t notice the port o john. This neighbor has taken pictures and sometimes scared away some of her clients over the years. She said that every single person who comes up in the yard is known (and not a stranger) and this is a long term business. All I’m trying to do is have a small business and survive. She said that the things that were said at the Board of Appeals meeting were not correct. She has less than 200 clients and she does a lot of business by email and mail too. She stated that she doesn’t advertise.
She then addressed some of the things that were said by the opposing neighbor. On 2015 there were trees on the property. In 2016, the neighbor cut down the trees to bushes. The port o john is cleaned weekly even though it is hardly used. The nearest restroom is about 7 miles from the property. It doesn’t smell or bother anyone. She asked the county to approve this and said that she would abide by the conditions given by the county.
Steve Benton signed in favor of this.
OPPOSITION:
The next door neighbor spoke and said that the garages face each other. Cypress trees were there but were very close to the property line and he did cut the trees so they would not fall over on his neighbor’s property. He also said that he had asked the county about restrictions on port o potties and placement. He asked the board that if there is going to be a barrier, if they could build a privacy fence around the port o potty.
Public hearing was closed. Tim Daniel asked about the conditions from the Board of Appeals on the port o john and the buffer including some specifics that the port o johns are being moved away from the neighbor’s property.
Motion to approve with conditions. Approved 5-0.
b. PUBLIC HEARING: To receive public input in regards to ERC 17-01 - USC Timber Holdings, LLC, property owner, and Madden Solar Center, LLC, applicant, are requesting a special exception in an A-R zoned district to allow for a solar farm on a portion of the subject property, per the standards of Chapter 166. The subject property, located off of Ga. Highway 18 West and North Madden Bridge Road, has approximately 10,550 feet of total frontage along the northern and southern sides of Ga. Highway 18, approximately 4000 feet of frontage along the eastern side of
North Madden Bridge Road, and approximately 1980 feet of frontage along the western side
of Nixon Road. The property is located in Land Lot 166 of the 9th District of Pike County, Georgia. The subject property consists of 1371 acres and is further identified as Tax Map Parcel #032 012.
Action: Discuss/Approve/Deny
The first hearing is only to receive the Environmental Review Board report. Met on February 9, 2017 and gave a report the next week via email. Click here to read my write up from the Environmental Board Meeting. Their recommendations are on page 3 of staff report. Conditions include 100 foot buffer, min 100 foot buffer from road frontage, screen buffer along highway, retain existing vegetation, no herbicides, strong erosion and sediment plan with regular inspections to protect Elkins Creek. On the buffer, he pointed out that this is stronger than what our ordinance requires since our ordinance requires 50 feet. He said that a 100 foot buffer would be nice if they can do it, but it isn’t required and that will be a substantial amount by the time all of that footage is added up.
IN FAVOR:
Ryan Gilchrist introduced a site plan to the commissioners for the project. They are proposing a 50 foot buffer and said that they will not use herbicides.
OPPOSITION:
None.
Public hearing was closed. There is another set of conditions on the next section though there is a 50 foot buffer that conflicts with the ordinance. CM Hanson said to go ahead and discuss buffers now. The buffer follows the entire perimeter of the property. The solar panels will be 100 feet off of the property line. Tim Guy said that he would like to see a larger setback. 50 foot buffer with 200 foot setback on Hwy 18 and North Madden Bridge Road. CM Hanson said that the solar panels that they have visited have a certain amount of right of way that affect where the buffer, perimeter fence, and footage from the highway.
Where is the buffer between the fence and the panels? Suggestion that buffer be used to shield the fence as well as the panels. This is a two step process. The only thing being considered at this time is the environmental report.
Tim Guy made a motion to approve the Environmental Report with a 50 foot buffer and 200 foot setback along Highway 18 and North Madden Bridge Road. Tommy Powers made a second. Approved 5-0.
c. PUBLIC HEARING: To receive public input in regards to SE-17-03 – USC Timber Holdings, LLC, property owner, and Madden Solar Center, LLC, applicant, are requesting a special exception in an A-R zoned district to allow for a solar farm on a portion of the subject property, per the standards of Chapter 166. The subject property, located off of Ga. Highway 18 West and North Madden Bridge Road, has approximately 10,550 feet of total frontage along the northern and southern sides of Ga. Highway 18, approximately 4000 feet of frontage along the eastern side of North Madden Bridge Road, and approximately 1980 feet of frontage along the western side of Nixon Road. The property is located in Land Lot 166 of the 9th District of Pike County, Georgia. The subject property consists of 1371 acres and is further identified as Tax Map Parcel #032 012.
Action: Discuss/Approve/Deny
BOA recommended approval with conditions: buffers be honored and maintained, no encroachment on waters or wetlands, erosion plans required, annual business license, follow our code, formal wetlands study be completed, no herbicides, no access from North Madden and Nixon, site plan to be approved, non-transferable, and restored to current conditions at the end of the term. There were two emails from Mrs. Trammel and Mr. Morrison that have been received.
IN FAVOR:
Cassandra Hetterman said that there are a lot of homes on Highway 18 and she wants to know what kind of buffers and asked where the entrances will be. She asked about sound and glare that might affect those homes.
Steven Cummings from USC Timber spoke and has owned this for five years. There are about 3,500 additional acres that are not included. When they obtained this property, they cleaned it and replanted so it would be improved. They don’t want to devalue the property because it would affect surrounding property that they own. He said that they did a lot research before joining with this Fortune 500 company that will be there long-term and will help put this back to its original state. He said that this could be there for 25 to 35 years and that the revenue could bring in $9 to $10 million versus the $300,000 or so that it brings in now. He thanked them for their time.
Ryan Gilchrist representing the parent company, Madden Solar Center. 600 acres for up to 35 years. The site plan will meet all requirements. He addressed noise and glare. Solar farms do not affect air traffic and are close to many airports around the county. There is very little noise that won’t be a problem to neighbors. Unlike roofs and roadways, they will absorb the heat rather than reflecting it. Runoff will be regulated according to the Army Corps of Engineers. Property values have been measured with no devaluation and he presented a study to commissioners showing this. Panasonic is the parent company. The solar industry has been around for more than 20 years and job growth has been steady over the past 5 years. Taylor County, Georgia has several projects and there are many projects statewide. He said that impact on the county will be positive including bringing in tax dollars without requiring any services from the county. He walked through the conditions and said that most were acceptable. He asked that there be a removal bond amount made by an independent authority rather than the amount suggested. He commented about the property being non-transferable said that this infringes on the property owner’s rights. He said that if this were to be transferred, they could compromise and say that any transfer go to a company with over $100,000 million in assets. He addressed encroachement into specified state waters buffers or wetlands and said that there will be some poles that cross a wetland to get to the substation, but said that the Army Corps of Engineers will oversee this aspect of the project. He also said that fire code regulations may require access from Nixon and North Madden Bridge. If this is the case, they propose to improve about 100 feet of dirt road for that access.
Mark Woodall said that he is with the Sierra Club and urges support for this project. He said that he is familiar with these projects and they bring in jobs and would be favorable to the county.
Margie Trammell sent in a letter in favor of this.
Short 5 minute break.
OPPOSITION:
John Morrison sent in a letter with concerns.
Allen Dodson said that this will be in his front yard so to speak. He said that this project will not benefit Pike County. He said that this is a beautiful and scenic area that will be filled with a giant mirror, and that he understands this to be the largest project this side of the Mississippi River. He presented some pictures of where he lives and said that this scenery is what brought him and his family here to Pike County after a Tour de Pike. He said that it will inhibit growth and that they will be making money at the expense of Pike County. He asked questions about the jobs that will come from this project? He asked whether a study has been done about the impact to Pike County neighbors and will the visual screen protect neighbors from the view. He asked them not to cheapen the county with an approval of this project.
Tim Dunson echoed the prior concerns and said that approval could be short sighted.
Jimmy Jeter said that he was concerned about access on North Madden Road and that Georgia Power trucks already tear up the dirt road.
Lany Dodson echoed Allen Dodson’s opposition.
Judy Glaze said that she moved to her current location and doesn’t want to be looking down from Mountain View on solar panels.
Christine Dunson said that she is all for clean energy, but she has some concerns about fencing and maintenance of trees. What kind of fence and what kind of maintenance? She says that this could devalue property, that this will limit what our county can make over the next 20 to 30 years, and that the only ones making money are those with the solar farm.Closed the public hearing.
James Jenkins said that he understands the jobs that will come from installation. He said that we are a suburb of the Atlanta market and that he understands revenue without having to provide services. However, he said that 1,371 acres with 600 homes with $200,000 homes equals $2,250 taxes per year times 600 homes. Over 25 years, that would be 33 million dollars. He said that for an extra $23 million dollars, we can provide some services to go with it.
Tommy Powers asked about the jobs. Motion to bring Mr. Gilchrist back up to answer. Approved 5-0. How many people will be employed? 100 during installation. 5-7 for daily maintenance after that. There will be 20-30 people on a longer term basis.
Tim Guy asked about the type of panels. They haven’t chosen yet but they will likely be series 4. They will be state of the art and US made. They will be trackers that pivot slowly to follow the sun.
Tim Daniel asked about how many acres of actual panels. They will be on about 200 acres.
CM Hanson said that he has seen several sizes of panels. What is the top height of the pivot? 11 feet and 11 inches if totally up but it won’t ever reach that because they will be about 60% and about 10 feet high. CM Hanson said that he heard a faint hum on the panels that they saw today. It will be undetectable at 250 feet. From the road, it looks like a lake if they are the Series 4 panels that he saw today. How far from the fence would that buffer be? Between the right of way and the fence? Setback, buffer, chain link security fence is the order. Bond question. There are restrictions and removal restrictions through the IDA as well as the agreement with Georgia Power and the land owner too. Gilchrist said that there will be high amount for the security of this bond. Glare. He watched the panels moving today and said that there is a change in the surface of the panel but not a mirror affect. The mirror affect is from the panels out west that will not be what is installed here. [Note from the Editor: The mirror panels out west were a question that I asked before the first meeting because those panels direct the sun's energy at a center collector and kill birds that fly over head. I was very happy to hear that was NOT what we are looking at in this project.] CM Hanson also voiced concerns about North Madden Bridge Road and asked about possible improvements to the road. Mr. Gilchrist said that they will have to keep up to the highest standard from Pike County's requirements.
Tommy Powers asked about tax standards. A 50% tax incentive is what was presented. $10 million over a 35 year period. CM Hanson said that they need to consider the impact on neighbors.
James Jenkins said that his numbers were for 25 years and not 35 and that would make a difference and that his numbers don’t include SPLOST, etc. CM Hanson said that he doesn’t have numbers for this that he would say out loud because houses are different sizes with different taxes and some people shop here and some don’t. There were about 32 permits for houses over the past year. There are 14 going on in a subdivision right now. CM Hanson pointed out that this project will bring in money to the county without costing us any kind of services.
James Jenkins made a motion to postpone this tonight and study the numbers. Tim Guy made a second. CM Hanson asked for specifics to get answers on. Perimeter buffer, encroachment on wetlands, the question about bond, and the ability to transfer the land with existing conditions are on this list. Approved 5-0.
10. PUBLIC COMMENT- (Limited to 5 minutes per person)
a. Christine Dunson to address the Board regarding continuation of concern over dog shootings and lack of a fully functional animal control.
Christine Dunson spoke again tonight. She said that dogs have been shot in the same area just 3 miles from her house. She said that we can’t change where we’ve been. She said that we have a person who isn’t very stable who is doing this and it isn’t being looked at. She said that it’s been handed over to animal control and that it is basically non-existent. She said that the Sheriff should address the public and that the public deserves an answer on this. She said that she is worried about animal control overall for our county. She said that she has heard complaints from people who have called the Sheriff’s Office about problems. She said that we need a solution for the problem of animal control in our country and said that she would be attending the next meeting in hopes of answers.
b. Rick Rickerson to address the Board regarding dog shootings.
Was not able to attend this meeting.
c. Loren Pryor to address the Board regarding dog shootings.
Was not able to attend this meeting.
11. EXECUTIVE SESSION - None
12. ADJOURNMENT
Motion to adjourn at 8:37 p.m.
Agenda is subject to revision
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