The Tuesday evening, November 4, 2024, meeting of the Bulloch County Board of Commissioners, packed with important zoning decisions and intense discussions, reflected both the county’s pressing need to address development and the challenges posed by recent storm delays.
The meeting was not only packed with a sizable public turnout but also held under the unique pressures of election week, with zoning items delayed by the havoc caused by Hurricanes Debby and Helene finally reaching the table for resolution.
The session opened on a personal note as Chairman Roy Thompson welcomed Commissioner Ray Davis to the board, a moment met with warm applause from the attendees. Commissioner Toby Conner then led the invocation, touching on community resilience in the face of recent challenges, which seemed to set the stage for the rest of the evening.
In the “Chairman’s Questions” segment, Thompson called on Lawton Sack and Cassandra Mikell regarding an $80,000 settlement related to a First Amendment dispute with the Downtown Statesboro Development Authority (DSDA). Sack clarified that no lawsuit had been filed, only a legal letter that led to the settlement. Thompson pressed them on how the remaining funds were allocated, asking if Sack and Mikell had split the remaining $40,000 after legal fees. Sack defended the group and $80,000 payout, emphasizing that as a nonprofit, BAC wasn’t obligated to disclose its finances publicly and would not say how the funds were spent. Mikell added that the DSDA could have avoided the situation by addressing their initial letter, while Sack continued to defend their First Amendment rights.
James Pope, Director of Planning and Development, then directed the board’s focus back to the zoning agenda. The first item, a 199-acre rezoning application by L&S Acquisitions on Clito Road, was withdrawn.
This shifted attention to Quality Home Development, LLC’s variance request for a Meadow Lakes property, represented by agent Matt Mathews and applicant Rocky Sellars. This request, initially denied by the Planning and Zoning Commission, sparked a lively back-and-forth. Neighbors like Georgiana and Jerry Darsey voiced concerns about maintaining property boundaries and the neighborhood’s character, emphasizing the need for written agreements. With a resolution needed that evening, County Manger Tom Couch offered the group a conference room to hash out details while the meeting continued. Ultimately, the board approved the variance request despite opposition from Commissioner Davis, marking a compromise aimed at easing neighborhood tensions.
The third zoning item was a conditional use permit for Chance Riccio to operate an auto repair business on US Highway 80; it was notably less time consuming. Riccio expressed his willingness to work with the community and meet all requirements, and the board’s unanimous approval was met with appreciative applause, a light moment in an otherwise tense meeting.
One of the night’s most debated items was William Clayton Mills’ proposal to rezone five acres on Bell Road for a mobile home park. Represented by John Dotson, the application faced steep opposition. Justin Kittle, Millie Hopkins, Attorney Andrew Lavoie, and Mike Deal stood firm against it, citing concerns about road conditions and the community’s capacity to handle additional housing. Lavoie’s call for those opposed to stand showed a room nearly full of people against the mobile homes, underscoring local resistance to the project. Ultimately, the board voted to deny the request, with only Commissioner Anthony Simmons and Timmy Rushing in favor. Even with Commissioner Conner stating that some of the people in the crowd didn't even live close to the proposed mobile home park, he still denied approval.
Southbound Timberlands’ proposal for a 350-acre warehouse development on US Highway 80 followed, represented by Steve Rushing and Jason Chambless. Ben Buie voiced environmental concerns about the impact on local water flow and wildlife. Commissioner Davis, who owns property nearby, voiced his concerns as well. He spoke about how water could be more of a problem, as well as the deer being more of a problem than they already are to the farmers in the area. Chris Roberts, representing his family farm, initially opposed the warehouse project due to water and environmental concerns but has worked with the developers to find solutions. He requested a 200-foot setback and better drainage to protect a historic canal vital to local farmland. Roberts also asked for downward-facing, motion-sensor lights to reduce light pollution. Although he remains wary about fire safety, he hopes the county will establish a fire station in the area within the next few years. His main concern echoed Commissioner Davis's which is ensuring proper water management to prevent flooding on nearby properties. The proposal was approved, with only Commissioners Conner and Davis voting against it.
The last zoning item involved a proposed over 55, multi-family housing development on Burkhalter Road by FNT Investments, LLC. While Jeff Hodges voiced opposition, citing potential strain on local infrastructure, Haydon Rollins spoke in support the project, highlighting the need for affordable housing. The board approved the rezoning request, with only Conner and Davis voting against it.
Before adjourning, the board opened the floor for public comment. incoming Board of Education member, Lisha Nevil was the only resident to speak, taking a moment to welcome Ray Davis officially before raising concerns about school and infrastructure capacity amid rapid development. She urged the board to consider the county’s long-term needs and the importance of growth.
See more iabout all business covered below.
1. CALL TO ORDER, WELCOME MEDIA AND VISITORS
2. INVOCATION AND PLEDGE
Commissioner Toby Conner
3. ROLL CALL
Clerk of the Board Venus Mincey-White
4. APPROVAL OF ZONING AGENDA
Planning and Development Director James Pope
WITHDRAWN (1.) . L&S Acquisitions, LLC has submitted an application to rezone approximately 199.56 acres from AG-5 (Agriculture 5 acres) to R-25 (Residential 25,000 sq. ft.) for the purpose of developing a single-family residential neighborhood. The property is located between 7300 and 7600 Clito Road.
The Commission addressed a request to withdraw zoning item number six, submitted by L&S Acquisitions LLC. Though the withdrawal request was technically late, the Commission agreed to move this item to the beginning of the agenda for consideration. After representative Hayden Rollins formally requested a withdrawal, the motion to approve the withdrawal was passed unanimously.
Chairman Thompson informed the large audience that the item, located on Clito Road, would not be reviewed, clarifying that the proposal might not return for future consideration. This allowed any attendees present specifically for this item to leave early.
APPROVED 2. Quality Home Development, LLC, Rocky Sellers as agent, applied for a variance to reduce a 40’ front setback to 30’. The property is located at 1421 Jordan Drive Lot #101 in Meadow Lakes Subdivision. Planning and Zoning Commission heard this request on May 9, 2024. The request was denied by a 4-1 vote.
In explaining zoning item 2, James Pope provided an overview of the variance appeal for Quality Home Development. They requested a reduction of a 40-foot front yard setback to 30 feet at 1421 Jordan Drive, Lot 101, in Meadow Lake Subdivision. He noted that the Planning and Zoning Commission had denied the request back in May with a 4-1 vote. Pope explained that, due to deferrals and disruptions caused by recent hurricanes, the case has seen delays. The board previously suggested both parties try to reach an agreement. He added that the home, which is a single-family structure, was built on a previously vacant lot and referenced some discussions around the driveway access via a private drive not owned by either adjacent property owner.
Attorney Matt Mathews, representing Quality Home Development and Rocky Sellars, expressed appreciation to the board for their efforts amid recent hurricane disruptions. He outlined the details of the setback issue at 1421 Jordan Drive, where the house exceeded the setback limit by nearly 10 feet due to a misunderstanding with the surveyed boundary markers. Mathews noted that after the last meeting, Mr. Sellars met with neighbors and county officials to explore solutions. One proposal, suggested by a neighbor involved moving the driveway to the east side of the property and enclosing the existing garage, which would increase the square footage. However, this option was found to be too costly, mainly due to wetlands on the east side and septic restrictions allowing only two bathrooms.
Mr. Sellars proposed a compromise to enclose the garage but keep the driveway on the west side. Mathews explained that a shared driveway agreement had been arranged, with a deed now transferring the land to both Sellars and the Collins family, who are neighboring property owners. Sellars is willing to handle the maintenance costs of the shared easement and deed a section of the property to the Collins if they wish. However, the Collins preferred separate driveways. Mathews emphasized Sellars' willingness to find a middle ground, including financial responsibility for the easement and enclosing the garage, and he reserved time to respond to any further opposition.
Georgiana Darsey, representing Jordan Drive residents and the Collins family, voiced concerns over Quality Home Development’s latest proposal to address the setback issue. She explained that the Collins family and neighbors only received notice of this new proposal on Thursday, leaving insufficient time to fully review or understand it. Darsey emphasized that while they met with Mr. Sellars and county officials in August to draft a mutually agreed-upon Memorandum of Agreement (MOA), no signed documents or formal agreements were ever finalized. She also pointed out a discrepancy, noting that public records indicate the setback should be 50 feet, not the 40 feet cited.
Darsey expressed the need for “assurances” that any proposed solution would be legally documented and binding. She urged the commissioners to delay their decision, emphasizing that the neighbors want a fair compromise, built on trust and compliance with county rules.
In his response, Mr. Sellars expressed that he was committed to addressing the neighbors' concerns but noted that the ongoing delays since May had hindered his progress on the property. He mentioned that his request for the variance was specifically to accommodate suggestions from Mr. Darsey and other neighbors regarding the square footage of the house and driveway adjustments. Sellars pointed out that without the variance, his only option would be to remove the entire garage, which would lead to a less appealing structure for the neighborhood. While he couldn’t meet every request, Sellars emphasized that he was attempting to fulfill 90% of their demands, despite the complexities surrounding property easement ownership and the need for approval. He closed by reiterating his willingness to work with the neighbors and asked for the board’s understanding.
In an attempt to find a middle ground without deferring a vote entirely, the board approved a motion to table the decision temporarily. This allowed both parties to step into a conference room for one final discussion, aiming to address the neighbors' concerns before bringing the matter back to the commissioners later in the evening for a final vote.
The parties came back into the room after all items were voted on and Georgiana Darsey stated that they have done the paper work and made some agreements. The commissioners with the exception of Commissioner Davis approved the variance.
APPROVED 3. Chance Riccio has submitted a request for a conditional use of operating an automotive repair business. The property is located at 24333 US Hwy. 80.
James Pope introduced the conditional use request for Chance Riccio, who seeks to operate an auto repair business at 24333 US Highway 80. The 5.85-acre lot was rezoned to highway commercial by the board several months prior, with Riccio's conditional use request originally scheduled shortly after. Due to recent storm delays, the request was postponed. Pope noted that the property, situated on US Highway 80 between Hopeulikit and Portal, includes an existing structure, and code enforcement has been involved to ensure compliance with zoning ordinances. Staff recommended approval, and the Planning and Zoning Commission backed it with a 3-0 vote.
Riccio let the commissioners know right away he would do whatever he needed to do to get it approved, with the crowd laughing after a long discussion with the previous items. The commissioners then unanimously approved the conditional use permit.
DENIED - 4. William Clayton Mills has submitted a rezone application requesting to rezone 5 acres from AG-5 (Agriculture 5 acres) to MHP (Mobile Home Park) for the purpose of operating a mobile home park. The property is located on Bell Road., Parcel No. 088 000026 001.
John Dodson, representing applicant Clay Mills, explained Mills’ plan to develop a nine-lot mobile home park on his approximately 30-acre property off Bell Road. Dodson outlined that the five-acre section for rezoning would contain individual septic tanks for each mobile home, serviced by a community water system. He also shared that an adjacent property owner, Mr. Dixon, supports the rezoning. Mills, who lives on the property, aims to maintain a clean, well-managed park that meets county regulations, including those from the health department and EPD. Dodson requested support from the commissioners and was open to questions.
Justin Kittle, who recently purchased property on Fauci Road bordering the proposed mobile home park, voiced his opposition to the rezoning request. He expressed frustration over the recurring nature of this proposal, noting that the rezoning attempt had already been denied twice by the Planning and Zoning Commission. Kittle emphasized the burden it places on residents who must repeatedly rally against the same project, investing time and effort each time it resurfaces. He questioned why the proposal keeps coming up and sought clarity on the process to prevent ongoing challenges to previously denied rezoning attempts.
Millie Hopkins, speaking on behalf of herself, her husband, Charlie, and approximately 400 community members, opposed the rezoning request, highlighting the unique character of their neighborhood. She emphasized that their area is a carefully cultivated community, featuring green spaces, estate-built homes, heritage farms, and ranches, with property values ranging from $250,000 to $1.8 million. Residents were drawn to this setting for its appeal to mature families and retirees, with homes averaging $350,000 to $600,000. Hopkins pointed out that Bell Road, a narrow, unpaved, and notorious dirt road, runs through the community. Emergency services, she mentioned, have been reluctant to access the road due to its poor condition, which county officials acknowledged as one of the worst in Bulloch County.
Hopkins noted that county representatives had admitted the road had never been engineered or updated to serve current residents, and there were no plans to improve it. The road’s maintenance often falls to local landowners who make it passable after inclement weather. Through a study of surrounding communities, Hopkins observed that mobile home parks are typically located along paved roads and near commercial, industrial, or high-density housing areas—not near communities like theirs, which are free of such developments. She urged the commissioners to consider the substantial investments made by residents in a community valued for its rural and upscale character. Hopkins, referencing a previous denial of a similar request, appealed to the board to keep the area intact and asked that they recommend denial of the rezoning application once again
Attorney Andrew Lavoie, representing many residents who live near the proposed development on Bell Road, submitted updated petitions signed by local property owners in opposition to the rezoning request. To emphasize community resistance, he asked those present who opposed the development to stand, visibly showing the strong opposition. Lavoie clarified that this opposition was not against mobile homes or those who live in them but focused on the incompatibility of a mobile home park with the existing character of the area.
Lavoie argued that a mobile home park would disrupt the current suburban, rural environment, citing that while the county's comprehensive plan designates the area as suitable for suburban neighborhoods, it does not classify mobile home parks as fitting within this designation. Instead, mobile home parks fall under urban neighborhood classifications, which he asserted should be placed in areas with higher density or commercial zoning.
He also raised significant concerns regarding Bell Road, displaying images that illustrated its poor state. Bell Road is known for its ongoing issues with drainage, washouts, and general disrepair, making it difficult to maintain. Lavoie argued that adding a mobile home park would worsen these conditions and place undue strain on public infrastructure without any improvements to the road itself. He closed by noting that the commission had denied this same request in 2023 and asked that they maintain their previous stance.
Mike Deal, speaking in opposition to the rezoning request, expressed deep concerns about Bell Road’s ability to handle additional traffic. He shared that his family has generational ties to the land, with his great-grandfather having farmed it, and emphasized that he built his home there as a “forever home.” Deal noted that while Bell Road may appear in decent condition at times, it lacks proper ditches and is too narrow for two cars to pass safely, underscoring the impracticality of supporting a mobile home park in the area. He concluded by thanking the commissioners for listening to the community’s concerns.
In the end, the board voted 4-2 to deny the rezoning request, siding with the community’s concerns. Commissioner Conner mentioned noticing people in the audience standing in opposition who didn’t live near the proposed mobile home park, highlighting how strongly folks felt about the issue. All commissioners with the exception of Simmons and Rushing denied the request.
APPROVED 5. Southbound Timberlands, LLC. has submitted an application to rezone approximately 350 acres from AG-5 (Agricultural 5 acres) to LI (Light Industrial) for the development of warehouses. The property is located on US Hwy. 80 (Bryan County). Stravinski Capital Management LLC will act as Agent.
Steve Rushing presented the case for rezoning over 345 acres along the Bulloch-Bryan county line for a large warehouse and distribution center. Representing Stravinski Capital Management LLC, Rushing emphasized the potential economic benefits, noting the estimated $1-2 million in annual taxes for Bulloch County, with no deferrals or waivers. The rezoning request aligns with the county's future land use plan, marking the area as suitable for employment and light industrial activities.
The project plans include a natural buffer to protect nearby residential areas and address community concerns. The development would primarily use Bryan County for access roads, and the company has agreed to extend the buffer requirement and to handle costs related to infrastructure and fire safety, which will be jointly managed by both counties. Rushing reiterated that while the final hydrology data is pending, Stravinski Capital is committed to meeting all necessary conditions and standards as set by the county’s recommendations.
Jason Chambless explained the stormwater management plans for the proposed warehouse site. Since learning in May about significant drainage issues on the property, Chambless and his team conducted a preliminary assessment to estimate detention requirements. With around 217 upland acres on the site, the proposed design includes a 41-acre pond that can hold approximately 286,000 cubic feet of water during storms.
Chambless noted that their models, covering various storm scenarios, suggest the detention pond should effectively manage stormwater. He also highlighted the need for a flood study due to parts of the site lying in an unnumbered flood zone, ensuring that any water discharged will meet both county and flood control requirements. Chambless expressed confidence that further, detailed analysis would confirm the plan’s viability and readiness to meet county standards.
Ben Buie voiced his concerns about the proposed warehouse project, focusing on water drainage and wildlife impact. Living in the area for over 70 years, Buie emphasized that "flatwoods," like those surrounding the project site, do not drain well, and heavy rains would likely cause significant water accumulation. He calculated that even a small rain event could result in massive amounts of standing water, which could be a serious problem.
Buie also highlighted concerns about the project's effect on local wildlife, especially deer. He noted that as more land is cleared for developments like this one, deer are increasingly displaced, moving into farmland and residential areas. Farmers already struggle with crop damage from deer, which can wipe out large portions of fields, and this development could worsen the issue, impacting both farms and local neighborhoods as wildlife continues to lose habitat.
Chris Roberts, representing his family's farm on the north side of the project, shared a mixed perspective on the development. Though initially opposed, he acknowledged that much of the infrastructure is already underway in Bryan County, making it likely that the project will move forward. Roberts expressed his primary concern with drainage, emphasizing the need to protect a historic hand-dug drainage canal from water overflow. This canal has managed floodwaters for decades and is critical to nearby farmland and timberland.
He’s worked closely with developers to establish a 200-foot buffer along the property line to help keep excess water out of the canal and to preserve natural wetland areas that help with drainage. Additionally, Roberts requested downward-facing, motion-sensor lighting on the warehouses to reduce light pollution visible from his home.
Having served in the local fire service for over 30 years, Roberts also raised concerns about fire protection and response, especially given recent insurance issues following a hurricane. He hoped that a fire station would be added within the next few years to support the area. Overall, Roberts was cautiously supportive, provided that developers follow through on promises to manage water drainage and minimize impacts on surrounding properties.
Commissioner Davis, a lifelong resident and farmer in the area, voiced serious concerns about the water management challenges posed by the proposed warehouse development. He explained that the project’s extensive impervious surfaces, totaling around 179 acres, would generate nearly 5 million gallons of runoff per inch of rain, putting pressure on an already strained drainage system.
Highlighting the potential impact on nearby farms, Davis stated that displaced wildlife, especially deer, would increasingly feed on local crops, intensifying agricultural issues. He also raised legal concerns, pointing out that Georgia law prohibits causing water to back up onto others' property and warned that the county could be held accountable if the development worsened local flooding.
To his point, Davis referenced soil studies that reveal shallow water tables across the site, suggesting that the land’s natural ability to absorb rainwater is already limited. With increased runoff, he feared nearby areas, like the Oakwood subdivision, could face flooding, especially during the wet winter months. Summing up his remarks, Davis reminded the board that while development may be inevitable, managing natural water flow responsibly is critical to protecting the community he’s called home for over 70 years.
All commissioners with the exception of Ray Davis and Toby Conner approved this application with conditions.
APPROVED 6. FNT Investments, LLC have submitted an application to rezone approximately 36.5 acres from R-40 (Residential 40,000 sq. ft.) to R-3 (Residential 15,000 sq. ft.) for the purpose of creating a multi-family housing development. The property is located on Burkhalter Road.
Steve Rushing, representing FNT Investments LLC, advocated for the rezoning of a property owned by local developer Jason Franklin to accommodate an age-restricted, gated community for residents 55 and older. Rushing highlighted that the property, located near Berkshire subdivision and would benefit from the City of Statesboro's planned water and sewer expansion, making it an ideal site for increased residential density. The development plan features 188 townhomes, a community pavilion, pickleball courts, and expanded green buffers with fencing for added privacy.
Originally intended as a leased community, the plan shifted to offer individual units for sale, aligning with feedback from neighboring property owners. This shift, combined with targeted amenities for active adults, would create a quieter community with lower demand on local schools and a reduced impact on local services. Rushing also noted that the county’s staff report endorsed the rezoning with specific conditions, all of which FNT Investments agreed to. He concluded by emphasizing the project’s potential as a valuable addition to Bulloch County and deferred to engineer Haydon Rollins for further infrastructure details.
Jeff Hodges expressed his opposition to the proposed rezoning for the new development across from his property. He questioned how the age restriction for residents 55 and older would be enforced, as this condition was added after the initial plans were denied. Citing the county’s own departmental review, Hodges pointed out that the public costs of the development could outweigh the revenue it brings, with the primary beneficiary being the developer, not the community. Traffic concerns were a major focus, as he noted long waits at local intersections and additional developments already planned in the area, which would compound the congestion.
Hodges also emphasized the impact on local schools, which are already nearing capacity, and the potential financial burden on taxpayers to fund new school infrastructure if the development proceeds. He argued that the high-density housing units do not align with the character of the surrounding area, where most homes sit on larger lots. Increased runoff from additional rooftops and parking lots could further strain drainage systems, especially as nearby roads already flood during heavy storms. Wrapping up, he asked commissioners to consider if they’d want such a large development across from their homes, urging them to uphold the planning and zoning decision to deny the proposal.
Rollins addressed concerns about traffic and runoff for the proposed development. He shared that a major traffic study had already been completed, which led to planned improvements, including a left-turn lane into the development and two right-turn lanes. They also examined sight distances around the nearby curve, ensuring they meet and even exceed Georgia Department of Transportation (GDOT) standards.
Rollins highlighted that Burkhalter Road has been identified as a rural major collector in the long-range transportation plan, marking it as vital for Bulloch County's future growth. On runoff concerns, he emphasized that Georgia law prohibits developments from worsening current conditions, and they will include detention ponds to manage runoff, releasing water at a slower rate to prevent flooding. He then offered to answer any questions from the commissioners.
All commissioners but Conner and Davis approved.
APPROVED 5. APPROVAL OF GENERAL AGENDA
6. PUBLIC COMMENTS
Incoming Board of Education member, Lisha Nevil took to the podium, addressing the board with a mix of concern and caution. She welcomed new board member Ray Davis and voiced her worry about the rapid pace of development in Bulloch County, noting that the county might already have as many houses as it can handle. She acknowledged the push for development but cautioned about the long-term impacts, especially on schools.
Highlighting the burden on schools already operating at or near capacity, she expressed concern that more housing developments would soon lead to increased taxes for new school construction, which could anger residents.
Nevil mentioned her relief about age restrictions in one of the recent proposals but pointed out that even with those, there might still be children moving in. She urged the board to conduct thorough research and consider the broader effects of each project, including details like water drainage issues raised earlier. She wrapped up by encouraging the board to think holistically and prepare for the challenges future developments might bring.
7. COMMISSION AND STAFF COMMENTS
Commissioners will meet two more times this week to get caught up on zoning requests. They will NOT meet for thier regular schedueld emeting on Tuesday, November 5th. Instead they will meet on Wednesday, November 6th at 5:30 pm and again on Thursday, November 7th at 5:00 PM.
8. ADJOURN