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Effingham planning panel approves light-industrial rezoning after neighbors push back on warehouses
Summary
The Planning Board approved a revised light-industrial rezoning on US Hwy 80 and an Old Augusta Road industrial request with taller berm/buffer conditions after sustained public concern about truck traffic, tree loss and proximity to a water intake; one warehouse proposal cleared a 3–2 vote.
The Effingham County Planning Board on Sept. 10 approved changes to two industrial zoning requests while facing persistent resident objections about the county’s growing warehouse footprint.
On a 3–2 vote, the board approved a request to shift roughly 102.69 acres along U.S. Highway 80 to light-industrial uses with a reduction of a previously required 300‑foot undisturbed buffer to 200 feet in exchange for a taller berm and enhanced plantings. Agent Brian Quigley said docks would be oriented away from George Road neighbors; staff noted a 200‑foot buffer would require a berm around 16 feet tall, and the applicant proposed a 20‑foot berm to meet that standard. Opponents warned about increased truck traffic, lighting and loss of mature oaks. Peter Higgins moved for approval with staff recommendations and the amended berm condition; Alan Zipperer seconded and the motion passed 3–2.
Separately, the board approved a separate request near Old Augusta Parkway that had been characterized by the applicant as warehouse/distribution use but was reclassified to light industrial during discussion. Developer Chad Zittrouer and partner Wrenn Blalock said they generally build with committed tenants rather than speculative shells and pledged buffers and stormwater best-management practices; staff and the board conditioned approval on meeting buffer and BMP requirements designed to protect nearby water infrastructure.
Neighbors frequently framed their objections around cumulative impacts. “We’ve already got too many warehouses,” resident Kevin Edwards said during comments, urging the board to preserve residential and rural character. Others pressed for stronger protections for the county’s water intake and for restrictions on outdoor storage and lighting.
Board members and staff debated the tradeoffs between buffer width and berm height. Staff noted the ordinance allows alternative buffering if compensatory measures (height, landscaping) are provided; the approved motions tie the rezoning to the revised berm and buffer specifications and to the applicant’s stormwater and lighting plans.
What happens next: items approved by the Planning Board will be forwarded for a public hearing before the Effingham County Board of Commissioners on Oct. 1. Approved conditions require final engineering, landscaping/berm plans and demonstration that site lighting and stormwater controls meet county standards before building permits would be issued.
