Commissioners approve preliminary plat for Hineley Tract; developers promise amenities amid density concerns

The Effingham County Board of Commissioners approved a preliminary plat for the Hineley Tract (Sand Hill Road) after a detailed presentation by county planners and testimony from the developer.

Senior planner Kimberly Bartlett described two preliminary layouts: a public‑utility option that would produce 567 lots (including cottage and traditional lots) and a private‑utilities (septic) option showing 429 lots. Bartlett said the plat shows a 100‑foot undisturbed buffer along Sand Hill Road, 50‑foot buffers surrounding the property, covered bus stops and open space well above the 20% minimum required under PDR zoning.

Developer representative Neil McKenzie said the project reserves about 14,000 linear feet of trails, 41 acres of ponds and roughly 10–11 acres of donated property that could be conveyed to the county for open space. McKenzie said certain amenity plans (pool, clubhouse, playgrounds, dog parks) are earmarked on exhibits and will be finalized with construction plans and wetlands determinations.

"We do have some amenities planned in some areas... that's where they would put a pool clubhouse type area," McKenzie said, adding the front amenity area is roughly 2.5 acres and trails will connect internal neighborhoods.

Several commissioners and a nearby resident said they worry the number of houses is too high for the location and urged the developer to increase community amenity space. The developer said some lot counts and amenity areas may change before final plat submittal and that Army Corps of Engineers wetland determinations remain in progress.

The board approved the preliminary plat by motion, with a recorded public discussion about density and future conditional requirements. Staff and developer will return with final plats and construction plans for later approvals.