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Minutes of August and September Berrien Planning Commission 2025-10-21

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Update 2025-11-05: After some rather contentious testimony, the Berrien County Commission denied the subdividing request. WWALS videos to come. See also below about the other GORA request.

Here are the minutes from the first two meetings with the Public Hearings for the Cole Livingston proposed subdivision on Bradford and Strawder Roads and Old Valdosta Highway, at the Berrien County Planning Commission.

The actual decision will be made this evening, November 4, 2025, at 6 PM, by the Berrien County Commission, at 201 North Davis Street, Nashville, Georgia 31639.

These were received in response to a WWALS open records request, which is at the end below.

[Minutes of August and September, Berrien Planning Commission, Plus maps, Received 2025-10-21]
Minutes of August and September, Berrien Planning Commission, Plus maps, Received 2025-10-21

The Minutes are for these Berrien County Planning Commission meetings: Continue reading →

Subdivisions in agricultural areas cause financial problems –Della Gladieux to Berrien Planning Commission 2025-10-16

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Update 2025-10-31: Agenda: Berrien County Commission 2025-11-04.

Here is the document Della Gladieux gave to the Berrien Planning Commissioners last Thursday, at the Public Hearing about subdidiving on Bradford Road in an agricultural character area.

[Subdivisions in agricultural areas cause financial problems --Della Gladieux to Berrien Planning Commission 2025-10-16]
Subdivisions in agricultural areas cause financial problems –Della Gladieux to Berrien Planning Commission 2025-10-16

You can see her present it in this WWALS video:

Continue reading →

Videos: Public Hearing, Bradford Road subdivision 2025-10-16

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Update 2025-10-21: Subdivisions in agricultural areas cause financial problems –Della Gladieux to Berrien Planning Commission 2025-10-16.

The Berrien Planning Commission unanimously recommended denial of the proposed subdividing on Bradford Road.

However, that only applies to part of what (almost) everybody thought was being considered. It turns out the three lots at the corner of Bradford Road and Old Valdosta Highway were already divided out in October 2024.

Yet there are still many issues of urban sprawl and its costs, stormwater runoff, etc.

The Chairman not only moved to recommend denial, he also said the county should stop approving subdivisions until a Comprehensive Land Use Plan can be drawn up and enforced.

[Videos: Public Hearing, Berrien Planning Commission, Bradford Road subdividing, Part already subdivided in 2024, Rest recommended denial 2025-10-16]
Videos: Public Hearing, Berrien Planning Commission, Bradford Road subdividing, Part already subdivided in 2024, Rest recommended denial 2025-10-16

Applicant Cole Livingston and his attorney Danny Studstill said that when the applicant bought the property in an online auction, he understood that all agency permits were already in order. Also, the corner tracts were subdivided before he bought them.

Zoning Administrator Teresa Willis said those corner tracts were heard in the “9-19-24” Planning Commission meeting, and that the subdividing was approved in the October 2024 County Commission meeting. For more about that, see below after the WWALS videos of this October 2025 meeting.

It all still adds up to plopping ten houses in the middle of an agriculture character area, with runoff and recharge issues that affect the neighbors, Gin Branch Creek, the Withlacoochee River, and groundwater down to the Floridan Aquifer.

Chair Parrish Akins clarified that all the previous testimony in the preceding two Public Hearings was still valid. Then he asked for further comment for or against.

Della Gladieux supplied a tome of objections. Continue reading →

Public Hearing, Bradford Road subdivision @ Berrien Planning Commission 2025-10-16

Update 2025-10-20: Videos: Public Hearing, Bradford Road subdivision 2025-10-16.

After it was tabled a second time, there’s yet another Public Hearing about plopping ten houses in the middle of an agriculture character area, with runoff and recharge issues that affect the neighbors, Gin Branch Creek, the Withlacoochee River, and groundwater down to the Floridan Aquifer. As well as all the usual issues of trespassing, poaching, pets, livestock, traffic, and road erosion.

Plus transparency and the Berrien Planning Commission should follow the Berrien County Code and Comprehensive Plan.

The farther out from existing services, the more a subdivision costs the county in calls on Sheriff Deputies, Fire Rescue, school buses and places at the schools. Property taxes on those houses would not pay for all that. The rest of Berrien County would have to pay the difference.

[Public Hearing, Bradford Road subdivision @ Berrien Planning Commission, Thursday, October 16, 2025]
Public Hearing, Bradford Road subdivision @ Berrien Planning Commission, Thursday, October 16, 2025

For what happened at the previous Public Hearing and why it was tabled, see previous post:
https://wwals.net/?p=68463

Here’s a facebook event to encourage people to come to this Public Hearing:
https://www.facebook.com/events/1476163917000214/

This is what the Public Notices on the roads say:

PUBLIC NOTICE

Public Hearing:

Cole Livingston, Subdividing multiple lots off the Old Valdosta Hwy, Bradford Rd and Strawder Rd
Ray City, Ga 31645

Time: 5:30 October 16, 2025 Planning Commission Meeting
6:00 pm November 4, 2025 County Commissioners Meeting

Public Hearing

Location: Planning Commission 201 N. Davis Street Nashville GA
County Commissioner’s Board Room 201 North Davis Street Nashville Ga 31639 Continue reading →

Water issues, Bradford Road subdividing –WWALS to Berrien Planning Commission 2025-09-18

Update 2025-10-07: Public Hearing, Bradford Road subdivision @ Berrien Planning Commission 2025-10-16.

I handed this letter to the Berrien Planning Commissioners and the Zoning Administrator before I spoke to them at the recent Public Hearing. They tabled this item for another month, awaiting more documents from the applicant, Cole Livingston, for his proposal to subdivide for ten houses in an agricultural character area on Bradford and Strawder Roads and Old Valdosta Highway, in Berrien County, Georgia, draining to Gin Branch Creek and the Withlacoochee River.

[Water issues, Bradford Road subdividing, WWALS 2025-09-18, to Berrien Planning Commission]
Water issues, Bradford Road subdividing, WWALS 2025-09-18, to Berrien Planning Commission

September 18, 2025

To: Teresa Willis
Berrien County Zoning Administrator
229-686-2149
twillis@berriencountyga.gov
201 N. Davis Street Room 122
Nashville GA 31639

Re: Subdividing M&P 061-14-000, 061-16-002, Old Valdosta Rd. & Bradford Rd.

Dear Berrien County Zoning Administrator and Planning Commission,

Please recommend denial of the proposed subdividing, because:

  1. House lots would produce more runoff, which would run onto neighboring properties, as attested by several neighbors at the previous Public Hearing on August 21, 2025. See attached LIDAR map and attached wetland and flood zone map.
  2. Runoff would carry trash and other contamination into Gin Branch Creek that runs north across Bradford Road and west into the Withlacoochee River. See attached map of Gin Branch Creek.
  3. Under Bradford Road and along Gin Branch Creek is an aquifer recharge zone, into the groundwater from which we all drink. We do not need to risk more contaminants possibly getting into that. See attached aquifer recharge map.
  4. Increased traffic and runoff would erode Bradford and Strawder Roads, requiring more work by the county to fix them.
  5. The houses would not be accessory to farm operations as in the Berrien County Comprehensive Plan Strategy for an Agriculture Character Area, which says: Continue reading →

Roads next to Mud Swamp, which drains to Alapahoochee, Alapaha Rivers @ LCC 2021-08-24

The Lowndes County Commission started the process of taking over two flooded private roads, they adopted a fire department millage rate for all real and personal property in the unincorporated parts of the county, and they discussed how that millage was to aid population growth in the unincorporated areas, apparently including building closer to and perhaps in wetlands that the U.S. Army Corps of Engineers had recently decided were not Waters of the U.S. (WOTUS). All these actions at their August 24, 2021, Regular Session, at least taken together, would seem to support sprawl.

[Mud Swamp Road and Swamp Edge Drive adopted by Lowndes County, GA]
Mud Swamp Road and Swamp Edge Drive adopted by Lowndes County, GA, in the lower left corner of this map, between two arms of Mud Swamp Creek, in the WWALS map of all public landings in the Suwannee River Basin.

Better would be to build only close in to existing services, instead of sprawling farther out, where no taxes will ever pay enough for sending school buses, Sheriff, and Fire. See this report the County commissioned: The Local Government Fiscal Impacts of Land Use in Lowndes County: Revenue and Expenditure Streams by Land Use Category, Jeffrey H. Dorfman, Ph.D., Dorfman Consulting, December 2007. As Dr. Dorfman summarized in a different presentation,

Local governments must ensure balanced growth, as
sprawling residential growth is a certain ticket to fiscal ruin*
* Or at least big tax increases.

Continue reading →

Victory on Georgia Constitutional Amendment 1, and more voting for clean water

Voters in every county in Georgia approved Amendment 1, to dedicate state fees and taxes to their stated purposes. The statewide victory was 81.6%.

There is more work to do, to get the legislature to use this new law to stop taxes from being diverted to the general fund, so for example counties and cities can get more grants for tire amnesties. But now the mechanism is available.

That wasn’t the only good referendum news, and there is more voting for clean water to do.

[Victory: 82%]
Victory: 82%
Special thanks to the Suwannee River Basin cities of Adel, Hahira, and Valdosta, Atkinson, Lanier, and Lowndes Counties, for passing resolutions in support.
See also previous blog post.

The other good clean water news is that Amendment 2 passed with 74.5% Yes, also passing in every county. That’s HR 1023: people may petition for declaratory relief from certain acts of this state or certain local governments or officers or employees.

Dave Williams, Capitol Beat News Service, 4 November 2020, Georgia voters pass three ballot questions by wide margins,

The sovereign immunity amendment stems from a 2014 Georgia Supreme Court decision that essentially granted the state blanket immunity from citizen lawsuits in a case brought by the Center for a Sustainable Coast. The group had filed suit alleging the state Department of Natural Resources was illegally allowing alterations to private property in fragile coastal wetland areas protected by state law.

So that’s two victories for clean water by the people of the state of Georgia.

More voting for clean water to do

As everyone probably knows, there are Georgia runoff elections on January 5, 2021, with the usual early voting and absentee ballots. Both Georgia U.S. Senate seats are in the runoff.

A Public Service Commission runoff that was scheduled earlier will also be on January 5, 2021. WWALS has long advocated for GA-PSC to make responsible decisions on power plants and pipelines that affect all our waters, from water levels to coal ash to mercury.

Once again, we urge you to vote for clean water.

As an IRS 501(c)(3) nonprofit educational charity, WWALS cannot Continue reading →

Please vote Yes on Georgia Constitutional Amendment 1: dedicate fees to their stated purpose

Update 2020-11-18: Landslide Yes on Georgia Amendment 1 to dedicate trust funds!

Update 2020-10-07: On Steve Nichols radio show, with video.

Don’t you think taxes and fees charged by a state should go to the purposes the state said they would? Well, in Georgia, many such funds have been mostly diverted to the general fund, and then who knows where. You can vote in this election to stop that: vote Yes on Amendment 1.

[Six cities and counties for Amendment 1]
Six cities and counties for Amendment 1: Adel, Hahira, and Valdosta, Atkinson, Lanier, and Lowndes Counties.

For example, the state of Georgia charges a fee on every tire sold, with funds supposed to go to cleaning up old tires and other waste management. Yet more than $50 million of those funds have been diverted to other purposes. It’s not just tires. Other examples of diverted funds include ones for indigent defense and judicial programs, peace officer training, and teen driver training.

There is no organized opposition to Amendment 1. Pretty much the only opposition stated during passage of the authorizing bill was about being able to use funds during an emergency. The bill explicitly allows that. The bill passed the Georgia Senate unanimously and the House with only one vote against.

Organized support for Amendment 1 includes six cities and counties in the Suwannee River Basin: the cities of Hahira, Valdosta, Adel, and Atkinson, Lanier, and Lowndes Counties, each of which passed a resolution in January 2019 in support of the bill that authorized putting Amendment 1 on the ballot for 2020. Also, the Valdosta Daily Times supported it in an editorial. WWALS supports Amendment 1, as do, so far as we know, all the Riverkeepers of Georgia.

Amendment 1 on the ballot

This is how Amendment 1 appears on the ballot:

Shall the Constitution of Georgia be amended so as to authorize the General Assembly to dedicate revenues derived from fees or taxes to the public purpose for which such fees or taxes were intended?

( ) YES

( ) NO

Please vote YES.

Addition to Georgia law

Below is the text that Amendment 1, when approved, will add to subparagraph (r)(1) to paragraph VI in section 9 of Article III of the Georgia state constitution: Continue reading →

Wood pellet plant: speakers and documents @ Adel City Council 2020-09-08

Update 2020-09-11: fixed document and map links and added form for comments.

The Adel City Council had no questions after their Public Hearing on annexation and rezoning for a wood pellet plant, Tuesday, September 9, 2020, after thirty minutes of speakers for and against.

That was just the first reading. The second reading will be 5:30 PM, Monday, September 21, 2020, at Adel City Hall.

[Maps and speakers, wood pellet plant, Adel City Council 2020-09-08]
Maps and speakers, wood pellet plant, Adel City Council 2020-09-08

After the meeting I asked the City Manager, the City Clerk, and a couple of City Council members what maps and plans they had looked at. They all said they hadn’t seen any, and maybe I should talk to Economic Development. So I asked her, and she didn’t seem to indicate she’d seen any.

Yet there are maps and plans in the air permit application to GA-EPD, and others reviewed by the Planning Commission, which, as the City Manager pointed out during the meeting, issued a Public Notice of its public hearing on July 6, 2020. I don’t know why these state and county agencies have not published these documents, nor why the City of Adel has not. But those are public documents, so here they are (see Air Quality Permit maps and Planning Commission maps).

Below are videos by Lowndes Area Knowledge Exchange (LAKE) of the pellet plant part of the Adel City Council meeting. See also the agenda and the WWALS letter to the Adel City Council. See also some helpful documents by the Dogwood Alliance

And this handy Dogwood Alliance form to send a comment to the Adel City Counci l.

By the way, this kind of work does take time and effort, so feel free to contribute to WWALS. . Continue reading →

Adel agenda and WWALS letter 2020-09-08

Update 2020-09-11: Wood pellet plant: speakers and documents @ Adel City Council 2020-09-08.

Here is the agenda for tonight’s Adel City Council meeting:

[Agenda, Adel City Council 2020-09-08]
Agenda, Adel City Council 2020-09-08
PDF

Since it can’t be any of the other items, apparently the wood pellet plant is:
5.B. ANNEXATION AND ZONING OF INDUSTRIAL AUTHORITY PROPERTY

I don’t see anything about any previous hearings, nor any of the maps, plans, etc. that usually accompany a rezoning.

You can still use the Dogwood Alliance Action Alert to send in a comment before tonight’s meeting.

Meanwhile, I sent Adel this letter, mostly about water trails:

[WWALS to Adel, Water Trails and pellet plant 2020-09-08]
WWALS to Adel, Water Trails and pellet plant 2020-09-08
PDF

For background, see Adel wood pellet plant sourcing radius: entire Suwannee River basin in Georgia 2020-09-08.

See you in Adel in about an hour and a half.

 -jsq, John S. Quarterman, Suwannee RIVERKEEPER®

You can join this fun and work by becoming a WWALS member today!