[{"_1":2,"_98":-5,"_99":-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],{"_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",6324763,"mediaKeyId","2336102-fe5c843de1fdc166c804620fb2c5a1e7","parentId",2336102,"title","Commissioners approve 100-acre Bluefern R‑5 rezoning for Blue Jay Road development with conditions","audioSeconds",4768,"startMs",2732000,"endMs",7500000,"viewUrl","/Search/View?dp=1&key=2336102-fe5c843de1fdc166c804620fb2c5a1e7&start=2732&end=7500","thumbnailUrl","https://assets.pipeline.soar.com/2336102-fe5c843de1fdc166c804620fb2c5a1e7/thumbnail_2732000.jpg","articleUrl","/articles/6324763/Effingham-County/Georgia/Commissioners-approve-100-acre-Bluefern-R5-rezoning-for-Blue-Jay-Road-development-with-conditions","mediaUrl","https://secure.pipeline.soar.com/6324763-347c2224a65e4e6a53693cfda8acdb8d/orig.mp4?Expires=1771114865&Signature=Ckgtr9W4zeEhX2QekMcBuncReozTzXulYJ-jXwcLOAKm8-Lj-455xodtbI8OQKRs19u2sYfcbvGEWUWqMf8T2VXTnWSNwpM4M6-e2R65mD2lC6KCUWEBakAIr-KqfwnLubNq-FgkJ2D8Pq9JtZ09azXnDd34z3V93LpoHw4wdY3mJJUD0g8e8xjHzdif87~T4inpbw4yMPwF1~AGPws8iihRY8I378NIUYrLZeCWzjXUGEPZNlt-ZT~y0jwihSPPWHVWwtVAPA5rrNIAtF0fGJ1pw4eKsEMbSVOLKQsAcIxpveTUVyrC-StUZif2i32aDiTCFOJpmWpB3-yk84wH6Q__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-02-19T01:21:05Z","article","The Effingham County Board of Commissioners voted Feb. 18 to approve a rezoning of approximately 100.34 acres along Blue Jay Road from AR‑1 to R‑5, permitting a single‑family subdivision the applicant described as a mix of lot sizes and housing types with an amenities package.

Staff presentation and developer commitments: Planning staff noted the application was submitted before the county’s moratorium and reviewed it against the R‑5 standards. Staff set conditions including that the preliminary plat be approved by the Board, buffers comply with county code (section 3.4), site development plans comply with the Effingham County Water Resource Protection Ordinance, the local stormwater management design manual and flood protection chapter, and that plans meet appendix C, article 5, section 5.17 (R‑5 single-family traditional neighborhood design).

Alex Cameron, representing developer Bluefern Development, and land broker Adrienne Weber described adjustments made after public input: varied lot sizes; minimum heated-area commitments for houses (2,400 square feet for lots backing Emerald Plantation, 2,000 square feet on larger lots and 1,600 square feet for interior lots); a 6-foot privacy fence where new lots abut existing development; and 41 overflow parking spaces as required by the R‑5 district. Engineer John Giordano explained the plan includes a 50-foot buffer along Blue Jay plus an extra 10 feet of proposed right-of-way dedication to aid future drainage and road improvements. \"We are proposing some varied lot sizes,\" Giordano said, and he confirmed wetlands were delineated and that ponds and stormwater features are sited to meet the county’s stormwater rules.

Timing, traffic and infrastructure: County engineers and the developer said water service exists on the corridor, while sewer and major drainage improvements are planned. Jonathan Holm, county engineer, said the county is extending sewer down the corridor and that a recent booster station installation had improved water pressure. Developer and builder representatives gave a tentative schedule: blueprints and permitting would precede land‑disturbance permits; Dream Finders Homes said it expects roughly 12–14 months after land‑disturbance permits to receive initial certificates of occupancy, producing initial homes around mid‑2028 if construction begins in 2027.

Public concerns: Neighbors focused on traffic and drainage. Emily Hite, whose property borders the site, told commissioners much of the concern stemmed from the scale of the previously proposed high‑density development at the roundabout and the site’s drainage characteristics. She said changes shown in the plan were made after resident pressure and asked the board to ensure the developer meets promises in the final plat. Jeff Hite and others questioned whether the Planning Commission had seen the revised materials; staff confirmed the current packet reflected changes made since earlier hearings.

Conditions and vote: Commissioners debated density, precedent and timing. Several said sewer, road widening and drainage plans must be in place before substantial construction; staff and the developer said those improvements are planned and that the developer has accounted for buffers and off‑site work. The board approved the rezoning with the conditions read into the record, and the motion carried with one commissioner recorded in opposition (tally recorded as 5 yes, 1 no). The approval includes the developer’s proffered conditions (minimum heated area per specified lots, privacy fencing adjacent to existing neighborhoods, distributed overflow parking) and the county’s standard site‑plan, stormwater and buffer requirements. The board also required that amenity construction begin when occupancy reaches 50% of homes sold (developer agreed), and that traffic improvements be evaluated and implemented per traffic‑impact analysis and GDOT standards.

Why it matters: The rezoning clears the way for a multi‑phase subdivision tied to county investments in road and sewer infrastructure; commissioners and residents view it as a test case for how the county will manage growth along Blue Jay Road and the Effingham Parkway corridor.

Next steps: The project must complete permitting, land‑disturbance and site‑plan review; right‑of‑way dedication and drainage designs must be finalized and implemented in coordination with county road projects before major vertical construction.

","mediaType","Video","parentTitle","Effingham County Board of Commissioners Workshop and Meeting February 18th, 2025","oneSentenceSummary","The Effingham County Board of Commissioners approved rezoning 100.34 acres on Blue Jay Road to R‑5 on Feb. 18, allowing a planned single‑family subdivision subject to conditions that address buffers, stormwater and minimum home sizes.","taxTitle","Effingham County, Georgia","taxId",28421,"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},6324767,"Effingham commissioners pause Ebenezer historic-overlay effort after residents push back",9666,482000,10148000,"/Search/View?dp=1&key=2336102-fe5c843de1fdc166c804620fb2c5a1e7&start=482&end=10148","https://assets.pipeline.soar.com/2336102-fe5c843de1fdc166c804620fb2c5a1e7/thumbnail_482000.jpg","/articles/6324767/Effingham-County/Georgia/Effingham-commissioners-pause-Ebenezer-historic-overlay-effort-after-residents-push-back","https://secure.pipeline.soar.com/6324767-52055bff38e022b916b323f1ee48a4df/orig.mp4?Expires=1771114865&Signature=cJAVpn1VeO-kwmIKTx1OuY-HFEvQRiEFgzlAoXCGMNBRPkk1LEOCNp7Y1IX12SnveC5Iy9-j9mQICJy~fR3~ejwNzQjh5Ta14gyskJfKn~slGx8nsPntATa~C9xawz~9VS-AY~TqqYQ8uUdjzMk2p6yZx3HuuBcVzYYaZFdmN5kNa~oytW9XJpH85AdEZd9bW3KYmHDkc4HDqzwDNT6mv~~2NkMi1tV52UCjchKAVaTy-AE~5xJHdccT4wplkw1~F1TS~HPwY0g8NlI0x5XmAvYD~m~wRR7YixsdMwG9YNBgEpLh1IKd9UpIIbiOQ0JnfXCmDasTDsvKrbVmuzwhzA__&Key-Pair-Id=KUT5TJCACFTXG","Effingham County planning staff presented a draft Ebenezer Historic Overlay District at a Feb. 18 workshop and regular meeting, then heard hours of public comment and commissioner debate before agreeing to take the ordinance off the agenda for revision.

The draft ordinance included a mapped boundary around the roundabout and toward Ebenezer Creek, a 70-foot minimum buffer from the street right-of-way, a 26-foot maximum building height and a long list of prohibited uses that staff said came from resident input. \"We had our charrette ... and then again, November 14 at Ebenezer Middle School,\" Planning Manager Chelsea Furnald told the board. \"I thought those were very successful, and and definitely gave us a lot of really good information.\"

Furnald said staff also removed many of the draft architectural standards that originally appeared in the ordinance after strong resistance at the Ebenezer Middle School meeting. \"We did take some information from the constituents there that they were very much against any type of subdivision or HOA type rules. And so in trying to, you know, take their input in as well, that is part of why I removed those standards,\" Furnald said.

Why it matters: the district would add an extra layer of controls on top of existing zoning for an identified corridor leading to a historic core, affecting what can be built and—critically—how property owners may petition the county for rezoning. Commissioners debated where the overlay properly belongs in the planning toolbox: as a set of design standards (architectural/gateway treatment) or as use restrictions (what land uses are allowed). Several commissioners said they support preserving a gateway to the historic area but do not want to preclude property owners’ right to petition the county for rezonings.

Public comments were divided. Roger Kitchen, who attended the charrette, told the board the overlay \"does what the intent is, which is to preserve the historic nature of this corridor.\" Deborah Harrelson, who lives near Ebenezer, said she reviewed the draft and found it \"pretty fair, considering what residents wanted.\" By contrast, Alice Hurst, who also spoke, said she was not opposed to an overlay in concept but opposed the way the draft was written: \"I'm against the way that it is proposed. I feel like ... every bit of that was taken out,\" she said, referring to architectural standards that residents had expected to see. Jerry Graham, who also addressed the board, told commissioners many longtime property owners had built under existing expectations and were concerned about new restrictions.

Staff clarified several technical points during the discussion: the Department of Community Affairs (DCA) had confirmed that an overlay can limit uses within a zoning district but cannot eliminate a zoning district itself; the 70-foot buffer came from earlier retreat and public input and would apply in addition to some setback standards; and architectural standards removed after public pushback could be revisited if the board decides to pursue design guidance instead of use restrictions.

Outcome and next steps: After extended discussion, the board voted to remove the item from the agenda so staff could revise the ordinance and return with clearer language and — if the board wants it — more explicit architectural/design standards. The motion to remove carried unanimously.

What remains unresolved: whether an overlay should focus on design standards (gateway/architecture) or on land-use prohibitions; whether the buffer and some use exclusions are appropriate; and how any overlay would affect landowners’ ability to petition for rezoning. Staff said it will bring a revised draft back for further public workshops.

","After months of public meetings, county planning staff presented a draft Ebenezer Historic Overlay District on Feb. 18. Commissioners and residents sparred over use restrictions, a proposed 70-foot buffer and whether architectural standards would amount to an HOA; the board voted to remove the item and return with revised language.",{"_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},6324758,"Commissioners approve conditional use for solar array on Little McCall Road with buffers and decommissioning conditions",939,11316000,12255000,"/Search/View?dp=1&key=2336102-fe5c843de1fdc166c804620fb2c5a1e7&start=11316&end=12255","https://assets.pipeline.soar.com/2336102-fe5c843de1fdc166c804620fb2c5a1e7/thumbnail_11316000.jpg","/articles/6324758/Effingham-County/Georgia/Commissioners-approve-conditional-use-for-solar-array-on-Little-McCall-Road-with-buffers-and-decommissioning-conditions","https://secure.pipeline.soar.com/6324758-5985153c68c15fc8b8f5aa5ccc4109c2/orig.mp4?Expires=1771114865&Signature=ITT-QHwly3SxAy490Wo6SNrSEj2JGjcinlaNkFCvqcyrqqaCYdj8d7O0ahmUe~kkA-roaxH4ds5rq5--ITNoh4c8YDMRxuu2WMFAUlMKztGnS4hcTpZIano46eOWjC2NHWLd7QMfGgmcF2UlE8JrHuJ4ABMh5e~Nkgt6QttVCsZ2K2VUDCUl7gEwavAB1zh6afEkCCqa0GrF8uNAedxo8soh5Yw3JPxEffaTi2UmnKcEkng~kIEV9-QYLJyQEtSttDQDZ42luYoMm7q4dKYvxrVRo4klXXRZoGPiqYIjEqllgfOefudz4KdEAV3mpicQmcJWeFCjiVbmDFRwMTJpZg__&Key-Pair-Id=KUT5TJCACFTXG","The Effingham County Board of Commissioners approved a conditional‑use permit on Feb. 18 for a solar facility proposed on a roughly 63‑acre parcel on Little McCall Road, with approximately 30 acres to be used for panels. The application by Will Jernigan of Inman Solar received no recorded opposition at the hearing.

Developer presentation and site design: Will Jernigan said the site was wetland‑delineated and the preliminary plan had been designed around those features. He described a typical layout of two fenced arrays separated by wetlands, a 75‑foot vegetative buffer along Little McCall Road, and an 8‑foot perimeter fence around panel arrays. \"We've already had it delineated in terms of the wetlands and have designed our preliminary plans, around those wetlands,\" Jernigan told commissioners. The developer said existing scrub and immature vegetation would be retained where practicable and supplemented to improve roadside screening.

Stormwater and on‑site features: The developer told the board the solar arrays are treated as 70% impervious for stormwater calculations, and the design includes retention basins sited toward the rear of the property. Jernigan said the team has allowed for roughly one‑acre ponds and other controls to meet county stormwater standards. The applicant indicated the project responds to a Georgia Power solicitation and would tie into local circuits and substation capacity.

Decommissioning and state law: Staff recommended conditions addressing decommissioning and bonding; Jernigan said the developer’s draft decommissioning plan follows industry practice but that a July 2024 state law supersedes certain county bonding provisions. He offered to follow statutory requirements and coordinate with staff on any county checklist items that remain applicable.

Permitting and next steps: Commissioners and staff noted the applicant must return for detailed site‑plan approval under the county’s checklist and obtain all applicable permits. County staff confirmed the packet included recommended conditions and that site plan review will address access, final buffer planting, fencing type and stormwater details.

Vote: The board voted unanimously to approve conditional use and scheduled the second reading; the applicant will proceed to site‑plan review and permitting.

Why it matters: The project will add utility‑scale solar capacity to the county’s generation mix, provide long‑term tax revenue from a 30‑year lease and requires coordination on wetlands, stormwater and decommissioning that could set expectations for future solar proposals in the area.

","The board granted conditional-use approval Feb. 18 for a solar project on Little McCall Road that will occupy about 30 acres of a 63‑acre parcel. The developer committed to wetlands avoidance, a 75‑foot roadside buffer, vegetative screening and a decommissioning plan that will follow updated state rules.","actionData","errors"]

Article not found

Commissioners approve 100-acre Bluefern R‑5 rezoning for Blue Jay Road development with conditions

Effingham commissioners pause Ebenezer historic-overlay effort after residents push back

Commissioners approve conditional use for solar array on Little McCall Road with buffers and decommissioning conditions