The Mainland Planning Commission on Dec. 2 recommended approval of ZM‑25‑31 (Bell Farm Development) — a rezoning request around Exit 29 off Highway 17 that would change several parcels from Forest Agricultural and Highway Commercial to General Residential — with a condition intended to prevent apartment‑style, multistory multifamily buildings on the assemblage.

Staff and the applicant described the parcels as part of a transitional area near a completed multifamily project and commercial centers; the applicant’s sketch plan showed 169 single‑family lots on roughly 47 acres, but staff noted GR could allow up to about 470 units at 10 units per net acre if developed to the maximum permitted by right.

Neighbors testified at the public hearing, citing repeated backyard flooding, marshy soil and concerns about traffic and loss of wildlife and rural character. Andrea Coleman told commissioners her backyard would be directly affected by a proposed 20‑foot buffer and said, "This area is built in a swamp land…our backyard floods and we have a pond for approximately 3 months," urging the commission to reconsider development in that location.

Applicant attorney Zach Harris and engineer Wesley Franks said the applicants will design stormwater systems and submit drainage reports and construction plans that must meet county pre‑ and post‑development runoff standards, and that access will be limited to Bell Farm Road and Highway 17 (no primary access to Dusty Lane). Harris told the commission the developer would not intend to build apartment complexes and, when asked, said they would be amenable to a recommendation limiting apartment‑style multifamily on the tract.

Commissioners debated how to word a condition that would bar garden/apartment‑style multifamily (multistory flats) while preserving the possibility of townhome‑style or fee‑simple attached units. County Attorney Aaron Mufford advised conditions on a recommendation are permissible but best agreed with the applicant. A motion to recommend approval with a modification excluding apartment‑style multifamily passed 6–0.

The commission’s recommendation will be forwarded to the Glynn County Board of Commissioners for final action on Dec. 18, 2025. If the county commission approves the rezoning, subsequent platting and engineering reviews will determine stormwater detention, roadway improvements, and whether the sketch plan as presented is feasible in practice.