Planning board recommends B‑2 rezoning on Highway 80 with 50‑foot buffer after neighbor concerns
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Summary
The planning board recommended rezoning 5.63 acres on U.S. Highway 80 from AR‑1 to B‑2 for multi‑tenant flex office/warehouse, but conditioned its recommendation on a 50‑foot planted perimeter buffer and limits tying development to the proposed flex‑space concept.
The Effingham County Planning Board recommended approval, with conditions, of a request to rezone about 5.63 acres at the intersection of Ziegler Fork Road and U.S. Highway 80 from AR‑1 to B‑2 general commercial so the property could be developed with multi‑tenant office/warehouse (flex) buildings.
Brian Davis, a listing agent speaking for the absent applicant, described a conceptual plan for four multi‑tenant flex buildings intended to serve local contractors and small businesses. Staff noted B‑2 permits a maximum combined building footprint of 50,000 square feet on a parcel; the conceptual site plan presented by the applicant showed several buildings that would be constrained by buffer, stormwater, septic and parking requirements in final engineering.
Neighbors from nearby subdivisions raised concerns about drainage and flooding, school and traffic impacts from Highway 80 and adjoining neighborhood streets, septic and well capacity, and the range of uses allowed in a B‑2 district. Residents asked if rezoning the whole parcel would enable other uses not shown on the concept plan; staff and the agent confirmed that a rezoning to B‑2 would allow all permitted uses in that district unless the board or commissioners add conditions.
After extended discussion the board recommended approval with several conditions to protect nearby residential areas: a planted buffer deeper than the standard 30 feet (the board set a planted 50‑foot buffer where the parcel adjoins residential properties), adherence to the 50,000‑square‑foot parcel cap, and direction that primary access be limited to Highway 80 (with additional access points and buffer requirements to be addressed in site plan review). The recommendation will go to the county commission for final action on Feb. 17.
Next steps: If the commission approves the zoning change, the applicant would return for site‑plan review and any conditional‑use approvals required for flex space.
