The Bulloch County Planning and Zoning Commission recommended denial Tuesday of an application by River Bluff Properties LLC to rezone about 61.4 acres from AG‑5 to R‑40 for a proposed 59‑lot single‑family subdivision.

The commission’s action was advisory; the county commissioners will make a final determination at their June 3 meeting. The commission’s vote followed more than an hour of public testimony, much of it opposed to the rezoning.

Why it matters: Neighbors argued the proposed density and location would strain roads, water and emergency services and risk nearby environmental resources. The developer and applicant representatives said the plan conforms to the county’s comprehensive land use plan and meets county standards.

Residents and property owners detailed traffic and safety complaints at the Highway 119 connector intersection and warned of environmental impacts. “Approving this amount of this development as it stands would be costly and risky decision, not only in dollars, but in lives, safety, and the long term sustainability of our community,” said Clint Proudfoot, a resident who said he moved to the area to avoid rapid growth and later tallied crash incidents he and neighbors have witnessed.

Developer representatives said the design targets rural‑neighborhood density called for in county planning documents and that state approvals and engineering requirements would address traffic and septic concerns. “We plan on getting health department approval. We’re not gonna put a septic tank in wetlands,” said property owner Robbie Bell, who argued the proposal aligns with the revised comprehensive land use plan and asked the commission to approve the request.

Planning staff recommended approval with conditions. Commissioners focused on safety and access: an ordinance change cited during the hearing requires two entrances for developments with more than 50 lots. Staff noted Highway 119 Connector is a state‑maintained arterial and that Georgia Department of Transportation (GDOT) permitting and any required turn lanes would be part of later reviews.

After public comment and applicant responses, a motion to deny the rezoning passed; the commission will forward its recommendation to the county commissioners for final action on June 3 at 5:30 p.m. in the same building.

What’s next: The county commissioners will receive the commission’s recommendation and may schedule their own hearing and vote. The applicant and neighbors were urged during the meeting to meet and try to resolve outstanding concerns before that hearing.