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Residents oppose high‑density PD and heavy‑industrial proposals; county approves large industrial rezoning with traffic study condition
Summary
The Effingham County Planning Board denied a controversial planned‑development near the Ebenezer roundabout after broad resident opposition, denied a heavy‑industrial rezoning for a proposed mobile concrete plant, and approved a larger light‑industrial rezoning on Godley Road contingent on a traffic study and buffering requirements.
The Effingham County Planning Board on July 9 rejected a proposed planned development (PD) at the Ebenezer roundabout and a separate heavy‑industrial rezoning for a small Godley Road parcel, while approving a larger light‑industrial rezoning with conditions.
Neil McKenzie, agent for Carson Company Unlimited, sought rezoning of roughly 25.77 acres at 1369 Ebenezer Road to allow mixed residential (townhomes/multifamily) and commercial (B-2) uses. McKenzie said the plan would include architectural standards, 27% open space and setbacks intended to soften the edge to existing homes. He said the developer would commit to future traffic study mitigation and to utility service when capacity becomes available.
Neighbors voiced strong opposition, citing traffic at the roundabout, overcrowded schools, loss of rural character in Historic Ebenezer, increased noise, light and runoff, and potential declines in property values. Several residents asked the county to preserve the scenic and historic gateway. After discussion about density, buffering and traffic mitigation, the board voted 3–1 to deny the PD application; one commissioner did not vote.
On Godley Road, agent Greg Coleman presented two related rezoning requests tied to lands adjacent to a surface mine. The board approved rezoning of roughly 144 acres from AR‑1 & R‑4 to Light Industrial (LI) to allow future industrial uses, conditioned on standard staff recommendations and a requirement that a traffic study be submitted before or with any future site plan to identify necessary road improvements. Coleman said much of the acreage contains wetlands and proposed buffers would separate industrial areas from existing residences.
A separate request to rezone about 10 acres on Godley Road from AR‑1 & I‑1 to Heavy Industrial (HI) for a potential mobile concrete plant drew substantive neighborhood opposition—residents said the road is already damaged by heavy trucks, raised safety concerns for horses and children, and complained about past environmental issues (gypsum odors) at the site. The board voted to deny the heavy‑industrial rezoning 3–1.
Chairman Dave Burns and staff reiterated that development rules are set in county ordinances and encouraged broader public participation in monthly workshops for long‑term changes to land‑use policy. The items denied and approved will be forwarded to the Board of Commissioners for their public hearing on August 6, 2024.
