Commissioners unanimously deny 221-acre Goshen Road rezoning after wetlands, drainage and traffic concerns

The Board of Commissioners of Effingham County denied on March 4, 2025 a request to rezone approximately 221.87 acres on Goshen Road from AR-1 to R-5 after sustained public opposition and board concern about environmental and infrastructure impacts.

Planning Manager Fernald summarized the application by Neil Mckenzie as agent for Nick Finland proposing residential development under R-5 rules (five units per acre). Fernald told the board the Planning Board had recommended approval with two conditions: a vegetative berm buffer along the south property line and a secondary emergency-access easement. The applicant described site features including abundant wetlands, two railroad lines bordering the property, planned detention ponds to manage stormwater and an amenity package; he offered approximately 35% of the land as open space.

Multiple residents voiced objections, including Jill Banks, Alan Brandon, Jimmy Blakey and others, citing drainage, flood zones and wetland impacts as primary concerns. The board engaged County Engineer Hulme in a discussion about the wetlands delineation, drainage and school capacity. Commissioner Roger Burdette moved to deny the rezoning request; Commissioner Beth Helmly seconded and the motion carried unanimously among present members.

The board’s decision overrides the Planning Board recommendation; the denial was recorded in the minutes. Commissioners conditioned several smaller planning approvals elsewhere in the agenda on plat recording and wetlands delineation before zoning changes take effect.