Long County commissioners deny rezoning for proposed ATV park near wetlands and schools

The Long County Board of Commissioners on Feb. 3 denied Rezoning Request Z09292025-05, a proposal to rezone Parcels 057-005, 057-005N and 048-007N from AF (Agricultural Forestry) to C-2 (General Commercial) to permit development of an ATV park and campground.

Greg Daw, the applicant, told the board the application was solely for rezoning and not for immediate operation. He said the rezoning would require a $70,000 covenant break payment, would increase his property taxes — producing additional revenue for the county — and that he had $1.5 million in personal funds in escrow and expected closing within two weeks. Daw said trails, rather than wholesale clearing, would be developed and that local emergency services would have full access. "The request is for rezoning only and not for immediate operation," he said.

Supporters at the hearing argued the facility could create jobs and benefit local businesses. Gloria Sweet, speaking from experience as an RV owner, said parks are typically well-regulated and should not be assumed to burden the county. Lisa Ruise said the applicant had adjusted the campground location because of proximity to school property and agreed not to operate during major school events.

Opponents raised environmental and safety concerns. George and Beth Hendrix warned that mapped wetlands, creek areas and a county 500-foot buffer requirement could leave insufficient buildable land and said no environmental studies, traffic analysis, GDOT access report or professional impact assessments were presented. "Rezoning to commercial could allow other uses if the ATV park is not feasible," Mrs. Hendrix said. Maggie Van Canfort of the Altamaha Riverkeeper urged denial, citing wetlands and floodplain impacts and potential harm to water quality and wildlife habitat. Adjacent landowner Hubert Howard recounted past high-water events and questioned the feasibility of constructing trails in low-lying areas. Susan Jones asked whether the applicant should be required to own the property before the board considers rezoning, warning that granting rezoning for a non-owner could set a precedent.

Commissioner John Reddish moved to deny the rezoning; Commissioner Benji Strickland seconded. Commissioners Gerald Blocker and James Craft opposed the denial. The motion carried 3-2. Commissioner Craft, who voted against denial, said the county should consider encouraging business development to broaden the tax base.

The public hearing was closed by unanimous motion afterward. The applicant indicated he is proceeding with purchase plans regardless of the zoning decision and said he would make the property available quarterly to a county-designated charity if developed.

Next steps: The denial resolves the rezoning request as recorded in the Feb. 3 minutes. Any future proposal for the site would require a new application and supporting studies if the applicant or a subsequent owner seeks a commercial designation.