Planning board recommends AR‑2 zoning for 10.44 acres at 1369 Ebenezer Road to create eight one‑acre lots

The Effingham County Planning Board voted to recommend approval of a rezoning request from Alice Hurst to rezone about 10.44 acres of a 25.77‑acre tract at 1369 Ebenezer Road to AR‑2, permitting one‑acre residential lots. Planning staff said the applicant proposes to create eight single‑family lots with shared driveways for access from Long Bridal Road and existing driveway access to Ebenezer Road for the lot with the current home.

Chelsea, planning staff, told the board the application is for single‑family lots only and does not propose multifamily or townhomes. She said the application is complete and recommended approval with standard conditions: Development Services review and signature of the plat before recordation and that any new encroachments on Long Bridal Road require an encroachment permit and compliance with the Effingham County access management policy.

Applicant Alice Hurst said she intends the eight lots as single‑family homes and expressed that she had no issue with the historic overlay provisions discussed in an upcoming commissioners’ workshop. Hurst said the shared driveway pattern was advised by the county.

One nearby resident, Kevin Scona, spoke in opposition and raised concerns about stormwater, drainage and runoff onto his parcel adjacent to the proposed subdivision. He said his main concern was water management.

Jonathan, county staff, and other development staff explained that because this is a minor subdivision (fewer than 10 lots), it does not automatically trigger the county's major subdivision infrastructure requirements. They clarified that clearing more than one acre would trigger a land disturbance application and stormwater controls, and that if the combined limit of disturbance for the site exceeded one acre the applicant would need a land disturbance permit and a stormwater report. Jonathan said, "if it's over an acre, then they'd be triggering a land disturbance application permit." He and staff also discussed access spacing, possible design variances (from 55 mph to 45 mph) because of a nearby roundabout, and options such as combining access into a single easement if engineering permitted.

Following board discussion about access point locations and the overlay district workshop scheduled for Sept. 16 before the Board of Commissioners, a member moved to recommend approval subject to staff conditions; the motion was seconded and carried by voice vote. The planning board’s recommendation will be considered by the Board of Commissioners at the Oct. 7 public hearing.