Planning board recommends approval of 221.9-acre Goshen Road rezoning amid strong public concern

The Effingham County Planning Board voted to recommend approval of a rezoning request for about 221.87 acres on Goshen Road from AR‑1 (agricultural/residential) to R‑5 (residential), a proposal that would allow the developer to pursue a single‑family subdivision shown in conceptual plans as 377 lots.

The project team said the concept plan shows 377 homes with a gross density of about 1.7 units per acre and a net density near 3.3 units per acre. Neil McKenzie, project engineer for Coleman Company, told the board, "The total lot count shown on this plan is 377 homes, which would equate to a gross density of 1.7 per acre." He said proposed lots are roughly 55 by 120 feet and the plan includes about 35 percent open space (counting wetlands under county policy) and buffers that exceed the code minimum.

Why it matters: The site sits between two railroad rights‑of‑way and includes a significant wetland/flood corridor that feeds Black Creek. Residents raised concerns that adding hundreds of homes would worsen traffic on Goshen Road and increase flood risk for adjacent properties. The planning board’s recommendation sets conditions intended to address some of those concerns before the project goes to the Board of County Commissioners for final action.

Project details and county review process McKenzie said the application was received June 19, 2024, before the county moratorium that began Aug. 20, 2024. Utilities review shows mains in the Goshen right‑of‑way; the developer said a lift station would be required to serve the subdivision.

Traffic and infrastructure schedules presented to the board show the Goshen Road widening project’s Phase 2 is estimated to be complete in April 2028, with a roundabout at Effingham Parkway expected by September 2025 and a roundabout at Hodgeville estimated November 2026. McKenzie said, if the project proceeds, engineering and permitting would take about 12 months after approvals and initial site work would take another 6–10 months; the earliest the developer said the first homes could be available was mid‑2027.

Wetlands, floodplain and stormwater Board members and residents noted a continuous wetland band across the site. Chelsea, planning staff, displayed GIS layers showing the FEMA flood hazard (an unnumbered A zone on the FEMA maps) and US National Wetlands inventory areas. McKenzie said most of the indicated flood zone follows the wetland line and that the planned homes and internal roads would be located in upland areas outside the flagged wetland, though the site will require mitigation for minor wetland impacts associated with access crossings.

County staff and the applicant said the development will be subject to the county’s local stormwater design manual and floodplain standards. Jonathan, the county engineer, told the board the county recently raised neighborhood stormwater design standards—moving from a 10‑year to a 25‑year design event for subdivisions—and said the project must demonstrate it will not increase downstream flooding before any site work is approved.

Public comment and board concerns More than a dozen residents spoke during the public hearing. Speakers described flooding on adjacent properties after heavy storms, noise and traffic from nearby rail lines and warehouses, and the loss of a rural, farming lifestyle. One resident asked whether an environmental impact study had been performed; speakers repeatedly urged stronger buffers and better assurances on drainage and emergency access.

In response, representatives for the owner said they had discussed a planted berm and landscaping along the southern property line, and that the eastern emergency access would be a Knox‑box controlled gate intended for fire and emergency use rather than daily traffic. Charles Wei, the owner’s representative, said possible measures include berming and plantings on the southern property line "that southern property line where there's no vegetation, it needs to be some combination of berm and planted berm." The applicant also said they could cap initial home deliveries/year to match infrastructure availability if required.

Board action After discussion, the planning board voted to recommend approval to the Board of County Commissioners with conditions that incorporated staff recommendations and additional board conditions. Those conditions recorded in the meeting record include requiring compliance with Effingham County ordinances and the local stormwater manual, US Army Corps of Engineers permits for any wetland impacts, and that the developer secure and engineer a secondary emergency access (Knox‑box gate) for emergency use. The board added a requirement for a 50‑foot vegetated buffer/berm along the southern property line and required that a phased approach to home releases be tied to infrastructure completion and emergency access; the board discussion also tied those phases to the county’s planned Goshen Road improvements. The motion passed with one member recorded as voting against the recommendation.

What’s next The planning board’s action is advisory; final approval rests with the Board of County Commissioners. The planning board record and staff materials indicate the matter will be scheduled for the county commission (the planning board referenced a March meeting date during the hearing). The applicant and staff will proceed to engineering review and permitting if and after the commission action.

Ending The board’s recommendation requires the developer to meet county stormwater, floodplain and subdivision standards and to obtain required wetland permits. Residents and board members said they expect further design detail—especially about buffers, emergency access geometry and stormwater mitigation—during the engineering and construction plan review if the commission approves the rezoning.