SPRINGFIELD, Ga. — A divided Effingham County Board of Commissioners voted June 2 to approve a rezoning request that clears the way for a 1,000-home master-planned community on approximately 452 acres off Zittrouer Road in Guyton.
Commissioners approved the request from Stanley Martin Homes on a 3-2 vote despite objections from residents who cited concerns about traffic, flooding, schools and the loss of the area's rural character.
The project would transform largely undeveloped timberland into a residential community featuring 750 traditional single-family homes and 250 cottage-style homes. The development is expected to be built in phases over an estimated eight to 12 years.
Attorney Alan Gallas, representing Stanley Martin Homes, said the project is designed as a long-term buildout.
“What we’re talking about is a long-term plan,” Gallas said. “This is not happening tomorrow or necessarily even next year.”
Revised plan reduces density
County Planner Jennifer Rose said the developer scaled back the proposal after the Planning Board reviewed it in March.
The original concept called for about 1,300 homes — 975 traditional single-family residences and 325 cottage-style homes. The revised plan cuts that total to 1,000 homes while increasing buffers adjacent to existing residential properties from 50 feet to 100 feet in designated areas and preserving additional open space.
According to county staff, the development would include about 142 acres of open space and wooded areas, 18 acres of wetlands, 40 acres of stormwater infrastructure and lagoons, recreational amenities, walking trails and nearly 16 acres reserved for a future county park.
Public water and sewer service would be provided by Effingham County.
Rose said the site lies within the county's agricultural-residential character area but is adjacent to a designated suburban development node identified in the county's comprehensive plan.
Traffic and infrastructure questioned
Commissioners raised questions about traffic improvements needed to accommodate the development.
A traffic impact study projected approximately 1,267 peak-hour vehicle trips at full build-out and recommended several roadway improvements, including a roundabout at Midland and Zittrouer roads and additional turn lanes at key intersections.
Commissioner Roger Burdette questioned who would pay for the proposed roundabout and other road improvements.
County staff said the study identified needed improvements but did not specify funding arrangements.
Burdette said he would expect the developer to help fund improvements required to address the project's traffic impacts and raised concerns about traffic on State Route 30 and growth in neighboring Port Wentworth.
Residents oppose project
Several residents urged commissioners to reject the proposal, arguing the development would strain infrastructure and worsen drainage problems already affecting nearby properties.
Residents cited concerns about flooding, traffic, school capacity and the impact continued growth could have on the area's rural character.
Michael Leddick, who said he has lived in the area since 2014, told commissioners residents trusted county leaders to manage growth responsibly.
“This massive subdivision completely breaks that trust,” Leddick said. “Please listen to the planning board, please listen to the residents who live on this road and please protect the environment and wetlands.”
Others questioned whether stormwater systems would adequately handle runoff from a development of that size.
County officials said studies submitted by the developer indicated the project would be designed to maintain a “no-rise” condition for flood elevations.
County Manager Tim Callanan also responded to questions about utility capacity, saying the county has sufficient water resources to serve the development.
Conditions attached
The approval includes several conditions recommended by county staff, including a cap of 1,000 residential units, preservation of 100-foot buffers where shown on the master plan, coordination of roadway improvements with county officials and the Georgia Department of Transportation, and dedication of nearly 16 acres for a future county park.
The project is expected to be built in phases over an estimated eight- to 12-year period.
