[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86,98],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6216504,"mediaKeyId","3651085-de6b68a0d343f18d5d8072ddc2caa9e6","parentId",3651085,"title","Commissioners approve rezoning of 33.5 acres on Old Augusta Road for light industrial use with screening and access conditions","audioSeconds",1565,"startMs",1215000,"endMs",2780000,"viewUrl","/Search/View?dp=1&key=3651085-de6b68a0d343f18d5d8072ddc2caa9e6&start=1215&end=2780","thumbnailUrl","https://assets.pipeline.soar.com/3651085-de6b68a0d343f18d5d8072ddc2caa9e6/thumbnail_1215000.jpg","articleUrl","/articles/6216504/Haralson-County/Georgia/Commissioners-approve-rezoning-of-335-acres-on-Old-Augusta-Road-for-light-industrial-use-with-screening-and-access-conditions","mediaUrl","https://secure.pipeline.soar.com/6216504-132b0ca133c0c679175d42cf1af9f031/orig.mp4?Expires=1770442768&Signature=NT4TTJv~oYoDvl212Pla~mzor3vH5i-mOD5MagB9ue-wnlPg~31B8ddnXqcuDzXHHVUAggpmIOT-PoOE8xvAhCG043qPu4c813vO4XmDh~aiA5HU2QqgdM5VkipEgxUR-dAIS5Htfz0YfiKxbHAGvuW4VzrebwHCLTvMeh~V0ANCSWqex5smAu32i76LEaj9MHBh~68qZxHSxohnmv5p6UBfvjkEFk93FMSksc9h3WXnbwHpEY2BKqS2OHpwkiiKlB1jSrgMYcVmgOGuG~14ub5KTVZzRnShd38yqWSUfaue-XzbBxI8Aqy-ObTLU1upD7onXX~9m4krG9WTvCpTpg__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-06-04T08:59:59.317Z","article","The Effingham County Board of Commissioners on Tuesday approved a rezoning request by Manning Graham to change roughly 33.5 acres on Old Augusta Road from AR‑1 (agricultural/residential) to I‑1 (light industrial), subject to conditions intended to limit visible and traffic impacts.

The board’s action, taken after a public hearing and a planning‑staff presentation, applies county planning and staff recommendations and additional measures offered by the applicant to address concerns raised about visibility and truck stacking on Old Augusta Road.

The rezoning matters to nearby residents and to county infrastructure planning because the parcel sits adjacent to wetlands and near a privately maintained wastewater treatment plant; commissioners and staff pointed to wetlands, buffers and access as the central issues for approval.

Chelsea Fernald, Effingham County planning manager, told commissioners the application had been received on Aug. 20, 2024 — before the county’s zoning moratorium — and that the county’s future land‑use map projects the parcel for industrial use. Fernald said the planning board recommended approval with the condition that the site be limited to the county’s defined light industrial uses (Effingham County Code of Ordinances section 5.12.0.1) and that warehousing be allowed.

Chad Zittrow of Kern and Company, speaking for the applicant, said the property is under contract to an end user and that, in response to concerns at earlier hearings, the applicant is adding conditions beyond staff recommendations. “We are agreeing to put gated access no less than 300 feet from Old Augusta … so there would be room for four trucks roughly to stack before you get there,” Zittrow said, and “to provide an 8‑foot berm with a 6‑foot tall opaque fence along the Old Augusta corridor for screening purposes.”

Zittrow also told the board the county tax assessor valued the 33‑acre parcel as industrial in 2023 at $3,800,000, which he said was part of the motivation for aligning zoning with assessor records.

Commissioners pressed the applicant and staff on wetlands and buildable acreage. Zittrow said wetlands cover the majority of the tract and estimated roughly 8–10 acres would be usable once buffers and regulatory setbacks were applied. He said the application proposes a trans‑load/vehicle‑storage type use, and that uses such as crushing or heavy wrecking would require separate approvals or conditional use review.

One commissioner expressed concern about potential environmental impacts, saying development adjacent to wetlands can affect water quantity and quality even when permits show no direct wetland impact. Fernald said the rezoning does not authorize a site plan; if the rezoning is approved, the applicant must return for site plan review and any conditional‑use permits required for more intensive operations.

The planning board and staff recommended approval with conditions; the board approved the rezoning motion with one dissenting vote. The formal conditions recorded for the approval include the planning‑staff conditions and the applicant’s commitments on gated access distance and frontage screening.

The applicant and staff noted several follow‑up steps that must occur before development: completion of site‑plan review, any required conditional‑use approvals if the end‑user seeks activities outside the light‑industrial list, and compliance with stormwater and other state and federal permits.

Commissioners scheduled no additional county actions at the meeting beyond the rezoning vote; the applicant will proceed to the site‑plan phase as required by county ordinances.

Sources: testimony and staff report at the June 3, 2025 Effingham County Board of Commissioners meeting; planning board recommendation; statements from Chelsea Fernald and Chad Zittrow.

","mediaType","Video","parentTitle","Effingham County Board of Commissioners Meeting June 3rd, 2025","oneSentenceSummary","The Effingham County Board of Commissioners on Tuesday approved a rezoning request by Manning Graham to change about 33.5 acres on Old Augusta Road from agricultural/residential (AR‑1) to light industrial (I‑1), subject to conditions meant to reduce visual and traffic impacts.","taxTitle","Haralson County, Georgia","taxId",28534,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6216490,"County awards $6.08 million contract for two Hodgesville Road roundabouts; staff to explore incentives for faster completion",786,6170000,6956000,"/Search/View?dp=1&key=3651085-de6b68a0d343f18d5d8072ddc2caa9e6&start=6170&end=6956","https://assets.pipeline.soar.com/3651085-de6b68a0d343f18d5d8072ddc2caa9e6/thumbnail_6170000.jpg","/articles/6216490/Haralson-County/Georgia/County-awards-608-million-contract-for-two-Hodgesville-Road-roundabouts-staff-to-explore-incentives-for-faster-completion","https://secure.pipeline.soar.com/6216490-d89ba54cfffbb4b271200a9a440e4904/orig.mp4?Expires=1770442768&Signature=Ol8XFcIWyf8m8YS3DwHBMDyVY4jRyAdJVtqmhCtGFufYDSzwoh2sG1RdZMcdR3lOXk0WpqeMP5pSVIYfq76kwtvuqGfzEs7ZjC9BQQcJ1b9C3HuEjC0da5ul0op-J02DGK9SiSRzHEEAoA2ErOws-xRI6zuka7L9XwBdRBiXwTtFSgnjCfuFp9PtRq4bsmx8oS7~ODADHsdnI0QcOA~EcE3eXjMRlctkWaURcN43zagjvdprc9I6pLg9YqXH-WEXqPtch~1Xofnib0LH3Z-O2yCOMRe-JglfCkyS9Gj2bsAwK1DSklcuHY2f36ku8KQ5F0wj-nhzp-n-xv7YAiZ-Dw__&Key-Pair-Id=KUT5TJCACFTXG","Effingham County awarded a construction contract on Tuesday for two single‑lane roundabouts on Hodgesville Road — one at Colokimley Road and one at Goshen Road — to J.A. Long, Inc., for a total bid of $6,081,487.54.

County engineer Jonathan Holm presented the bid summary to the board and said the two roundabouts are budgeted and the single bid received aligns with county cost expectations for single‑lane roundabouts. Holm said the contract completion time is 18 months for both roundabouts and noted the contractor is already mobilized on the nearby Hodgesville–Blue Jay roundabout, which could make sequencing the work more efficient.

Holm told the board: “The bid total was $6,081,487.54. The total contract duration is 18 months for two roundabouts,” and explained the bid split roughly allocated $3.4 million for the Hodgesville–Colokimley intersection and $2.6 million for Hodgesville–Goshen.

Commissioners and staff discussed why the county received a single bid: Holm said the job’s complexity, the proximity of the two roundabouts and the 18‑month schedule likely limited competitive responses, although several contractors had reviewed the bid documents during procurement.

Board members raised traffic‑management concerns and asked whether the contractor could shorten the schedule to avoid prolonged construction during the school year. Commissioners proposed negotiating an early‑completion incentive or change order that would reward earlier substantial completion. Holm said staff would pursue options, including a negotiated time‑incentive change order if contracting rules and budgets permit.

A commissioner emphasized the importance of minimizing traffic disruption for school traffic and local commuters, noting the corridor’s heavy neighborhood traffic. Holm and staff recommended awarding the contract as bid and then exploring incentive mechanisms to accelerate work where feasible.

The board approved the award to J.A. Long, Inc., and directed staff to consider schedule‑acceleration options.

","Effingham County awarded a $6,081,487.54 contract to J.A. Long, Inc. to build two single‑lane roundabouts on Hodgesville Road and asked staff to explore incentives to accelerate completion and reduce school‑year traffic impacts.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6216494,"Commissioners table proposed zoning changes for AR districts after extended public and board discussion",2697,4887000,7584000,"/Search/View?dp=1&key=3651085-de6b68a0d343f18d5d8072ddc2caa9e6&start=4887&end=7584","https://assets.pipeline.soar.com/3651085-de6b68a0d343f18d5d8072ddc2caa9e6/thumbnail_4887000.jpg","/articles/6216494/Haralson-County/Georgia/Commissioners-table-proposed-zoning-changes-for-AR-districts-after-extended-public-and-board-discussion","https://secure.pipeline.soar.com/6216494-3356bc0f66d21017efa433b31c7427de/orig.mp4?Expires=1770442768&Signature=H75LCxLjhBT6IvDlCIlvg58ry6FXQGUlfym94mfcyi1JG6U-p9QKHZmtBw1wVxF9FCH-RjDLdmC9e3uDjTIO8znMw5vSwVyqVbWzrkRLbctRpDPPJX70mx7IpR4vp6fBc27IaC318gkPs6weBTCd-saSUCT98vZhETtEgm7lVksuBmj3ckPe2zBd1diO3rm~q1~aTXEc3SEQN--uh9Az-hDtOc1zy1AkZv6UbUzFhQHYWrD8xO-gRpUE3ImHoKdUR1PYtMt4JR2xewxvb2KbRGSuCgLZ7f1Mj1FjYuak0xLjlRt0hph7L7tZa3dN6uezfeJ5n~uzz2ibLi4z5Fmg9g__&Key-Pair-Id=KUT5TJCACFTXG","The Effingham County Board of Commissioners on Tuesday tabled the second reading of proposed zoning classification changes that would redefine how the county handles small lot rezonings in agricultural districts.

The proposal under consideration would preserve AR‑1 (5‑acre minimum) but replace the current AR‑2 language with a new AR‑3 classification that sets a 2.5‑acre minimum for lots created through subdivision; the intent, staff and the steering committee told the board, is to limit the proliferation of one‑acre lots outside emerging growth corridors while allowing limited family transfers and fixes for legacy nonconforming parcels.

Chelsea Fernald, planning manager, explained the main elements: AR‑2 would be locked down so it can be used primarily to legalize smaller parcels that predated county zoning or to allow limited family‑transfer rezonings when a landowner files a signed affidavit; AR‑3 would be the primary district used for new subdivisions under the revised code and would require a minimum lot size of 2.5 acres. Fernald said that approach is intended to “protect the AR‑2 zoning for the people that had traditionally used it, which was family, and have become a conformance,” while preventing the recent trend of subdividing large AR‑1 tracts into multiple one‑acre lots.

Board members and members of the public raised a mix of policy and enforcement concerns during a multi‑hour debate: several commissioners and speakers asked how the county would prevent an owner from signing a family‑transfer affidavit and then quickly selling the smaller lots on the open market; others urged stronger penalties and inspection authority to prevent developers from clearing undisturbed buffers or replacing mature tree cover with minimal mitigation plantings. County attorney Lee suggested the board could use a conditional zoning or time‑limited condition to require permits or proof of progress (for example, permit pulls or construction milestones) in order to make a family‑transfer exemption enforceable.

“Consider creating a conditional zoning with … a time limit — if a permit is not pulled within a certain amount of time, then it’s got to come back to the board,” Lee said, noting conditional zoning would make each exemption subject to review and allow the board to set enforceable conditions.

Multiple commissioners asked for more public outreach and a longer workshop process to let residents review the proposed new classifications and the related changes to commercial and industrial tables. One commissioner specifically urged that any tightened buffer or punitive enforcement language be drafted and vetted before the board adopts the classification changes.

After extended discussion the board voted to table the second reading and directed staff to schedule a more in‑depth workshop (including public participation and three‑on‑three sessions with commissioners and staff) and to return with refined language; staff said it could present revisions for a first reading in early August with a second reading later in the month to coincide with the moratorium timetable.

","The Effingham County Board of Commissioners voted to table a second reading of revisions to agricultural zoning classifications after extended debate and requests for more public input and stronger enforcement provisions.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6216499,"County presents draft FY2026 budget showing planned capital build‑out; board approves first reading",1583,2797000,4380000,"/Search/View?dp=1&key=3651085-de6b68a0d343f18d5d8072ddc2caa9e6&start=2797&end=4380","https://assets.pipeline.soar.com/3651085-de6b68a0d343f18d5d8072ddc2caa9e6/thumbnail_2797000.jpg","/articles/6216499/Haralson-County/Georgia/County-presents-draft-FY2026-budget-showing-planned-capital-buildout-board-approves-first-reading","https://secure.pipeline.soar.com/6216499-160f5f0e865d4384d6e4b16a7b1b61e7/orig.mp4?Expires=1770442768&Signature=fTaPkuKvrvzU0lVKR4vmeqjW1BcwIi0DVcVCcIdRSA2Oxhny-qNO4upqFN-RsKvr9MJ0GzfyZSMvfbCjc19693qjpiozdoR97iibsi4u-zFgPrxcpzLRXKzUI1uWML76udqcbrdvxJuO4hIBUe~K36aNX11zYC7rZxezNthvG~uoVrTFh6o~erDpA56uQ5nKMTqnqHG6lRvutKn29lLCTOHt3u6QhrAkaQElkJQgibPG5Z-EuYOigiDEwylLPN2EMeUUq0yMsDmQaN3-LFJ6xLI0xoHEC4EAJrIjMSU0PQ2Ov6WRkH29g7-JU~C7PP1wf~epTlPplX8M-lJN90nqbw__&Key-Pair-Id=KUT5TJCACFTXG","Effingham County finance staff on Tuesday presented the first reading of the fiscal year 2026 draft budget, a spending plan that centers on a large capital‑project build‑out while proposing a millage rollback assumption and modest personnel increases.

Mark Barnes, the county’s finance director, told the Board of Commissioners the draft budget assumes a 3% rollback of the county maintenance‑and‑operations (M&O) millage for unincorporated properties, and that the county’s preliminary digest shows continued growth (digest up about 14% year over year). Barnes said the draft budget uses about $7 million in accumulated fund balance to help fund capital projects and that overall general‑fund expenditures in the draft are up roughly $9 million (about 18%), largely because of transfers out to capital funds (SPLOST and T‑SPLOST) and other one‑time capital needs.

Barnes said the county is budgeting significant capital work in FY2026: the special funds total about $298 million in the proposed budget, with roughly $192 million earmarked for capital projects and about $71 million set aside for road projects alone. Major projects specifically cited include the new wastewater treatment plant and a water treatment plant, and large park and stormwater projects received funding priority.

On personnel Barnes said the draft includes a proposed 3.3% cost‑of‑living adjustment (COLA) across the board and a 2% merit pool; general fund full‑time equivalents (FTEs) increase from 401.75 (FY2025 adopted) to about 420.22 in the draft, while FTEs in special funds change modestly (153.24 to 153.74). The general‑fund personnel budget is projected to rise roughly 7% overall to cover COLA, merit and some position changes.

Barnes emphasized that although the draft shows a larger dollar budget for the general fund, $7.1 million of that increase represents planned use of fund balance saved over recent years to pay for capital that will start in FY2026. He said the draft leaves the county with reserves above policy minimums even after the planned fund‑balance use.

On taxes Barnes said the draft was built around a 3% rollback for county M&O; he explained the rollback number’s relationship to the allowable change in a homeowner’s taxable value and said rolling back 3% helps make the county M&O tax bill roughly constant for a typical homeowner despite rising assessed values.

Staff recommended, and the board approved, alternative 1: approve first reading of the FY2026 budget. Barnes said formal adoption is planned for the June 17 meeting (second meeting in June) after the required notices and any final board action on millage rates.

","Finance Director Mark Barnes presented the first reading of Effingham County’s draft fiscal year 2026 budget, built around a 3% rollback of the county M&O rate and using about $7 million of fund balance to support planned capital projects. The board approved the first reading and scheduled adoption work ahead of the June 17 meeting.","actionData","errors"]

Article not found

Commissioners approve rezoning of 33.5 acres on Old Augusta Road for light industrial use with screening and access conditions

County awards $6.08 million contract for two Hodgesville Road roundabouts; staff to explore incentives for faster completion

Commissioners table proposed zoning changes for AR districts after extended public and board discussion

County presents draft FY2026 budget showing planned capital build‑out; board approves first reading