2022 Comprehensive Plan Amendment

What is a comprehensive plan?

A Comprehensive plan is a state mandated planning document used to guide community growth and resources for the next 20 years. Local governments are required to have certain elements within the plan to ensure an adequate planning effort has been performed and the document has adequate public involvement. The current Smart Bulloch 2040 Joint Comprehensive Plan contains the following elements: Executive Summary, Economic Development, Transportation, Broadband, Land Use, and the Community Work Program. It is important to note the plan serves as a guide for development and does not bind zoning decisions of the Board of Commissioners.

How often are comprehensive plans updated?

Each local government is required to update a portion of their Comprehensive Plan elements every 5 years. The Land Use and Community Work Program Elements are REQUIRED to be updated and will be updated in 2024 regardless of the proposed action for amendment.

Are comprehensive plans commonly amended?

Throughout Georgia, local governments regularly undergo planning amendments for various reasons. Land Development Map changes are sometimes considered monthly depending on the land use request, current zoning, and strict adherence to the map and character area policies by governing bodies.

What is a character area?

A character area is presented in narrative form and depicted on the Future Land Development Map. The information contained within the Land Use element provides an overview of the desired development patterns in relation to design standards. Each character area describes policies, development patterns and design strategies to help achieve the community vision for future land uses.

What is the relationship between character areas and zoning actions?

Character areas serve as a general guide for consideration in zoning decisions. Over the course of time and as growth occurs, it is the intent for zoning decisions to be made which steers the community and growth toward the realization of our community vision. The legislative body (Board of Commissioners) carefully considers the policies included in the Comprehensive Plan and generally makes zoning decisions meeting those policies; however, the Board of Commissioners is not legally bound to make zoning decisions strictly adhering a character area.

The Comprehensive Plan is supposed to anticipate growth for 20 years, why is the plan needing an amendment now?

The future population growth projected in the SMART Bulloch 2040 Plan assumed an annual volume of growth that has been consistent since 1980.  While Georgia remains one of the fastest growing states in the country in terms of population, Bulloch County has consistently been in the top 20% of Georgia’s fastest growing counties for more than three decades. 

The announcement of the new Hyundai facility in Bryan County is certain to create population, housing and economic growth in the greater Savannah region, including Bulloch County. Hyundai’s proposal to create 8,100 jobs on-site in north Bryan County far overshadows Volvo’s proposal in 2015 that would have created 1,500 on site jobs. There is also great interest by Hyundai’s suppliers to locate facilities in our region and county.  Hyundai’s objective to be up and running no later than January 1, 2025, is also on a faster schedule than Volvo.

Will the County initiate rezoning of property within potential new growth areas?

No, typically, a private landowner or an agent who is a prospective buyer will initiate a rezoning.

Where will water and sewer be available to serve residents or other land uses?

Currently, four major wells are proposed to be located in Bulloch County to primarily serve Hyundai.  Meanwhile, a proposed County water system with additional smaller wells, tanks and mains were already being planned, along with prospective sewer service from Bryan County. Bryan County is building an 8.0 million gallon per day plant (MGD) and has offered Bulloch County up to 0.5 MGD one-half a million gallons per day) capacity.  Preliminary plans estimate that initial system capacity could serve the equivalent of 2,000 households.  Hyundai’s objective is to be up and running no later than January 1, 2025, which will accelerate planning and construction of new infrastructure.

Why is the County wanting to change the Future Land Development Map?

Southeast Bulloch County has long been attractive to new residents, and it will attract greater attention as neighboring counties to the east have become congested – and as new Hyundai employees will be looking for an easy commute.  The Planning and Zoning Commission and the Board of Commissioners have recently heard several zoning proposals from property owners and developers for new R-25 (½ acre) subdivisions in areas of Southeast Bulloch County that lack infrastructure and proximity to public services.  The current zoning moratorium and proposed amendment to the Comprehensive Plan’s Future Development Map are intended work in tandem with the planning proposed water and sewer infrastructure.  The intent is to direct the likely growth into a more defined area for development with planned infrastructure, while at the same time protecting as much agriculture and rural residential land as possible.  If successful, we can prevent the fiscal risks and fallout to the taxpayer that leapfrog development creates.

Does this amendment require a vote by the citizens of the unincorporated Bulloch County?

At this time, no state statute or law enables a citizen referendum for this type of policy issue. Georgia is a Home Rule state. The state constitution grants each county and municipality the right to adopt a land use plan and exercise zoning powers. 

Under the Georgia Planning Act of 1989, county and municipal governments must develop comprehensive plans and update them every five years according to standards adopted by the Georgia Department of Community Affairs.  These plans are a policy document, and unlike the zoning ordinance, it is not a local law.  As conditions warrant, governing bodies for cities and counties can amend their comprehensive plan during the interim period due to changing circumstances.

While still forming, the proposed amendment will consider a change to the future development map that would add existing suburban character area policies and standards in a geographic area (like around Statesboro) roughly extending from the Bryan County line to State Route 67 between Mud Road and I-16.  The geography is contemplated to align with the boundaries of the proposed water-sewer utility district.

I own land zoned for agriculture (AG-5). How will this amendment affect me?

This plan amendment will not affect you unless you or your neighbor chooses to change the use of the land through the re-zoning process.  This could also occur without the proposed plan amendment.

Will changing the Future Land Development Map change the zoning on my property?

No.  Only petitions or applications for re-zoning by private parties will change zoning classifications. 

When are public meetings going to be held?

Various opportunities are anticipated and are to be determined. A webpage has been created by the Bulloch County Planning and Development Department to post announcements and documents. Please see: https://bullochcounty.net/comprehensive-plan-amendment/ .

How does the County plan to balance agricultural use and residential development?

This process allows the County to study and implement policies that will balance a growing population while preserving productive farmland. Both housing and agriculture are necessary.  Residential development and intensive agriculture can both have environmental impacts. Land use control must strike a balance between private property rights and the public interest.  If the County applies the character area concept, then the challenge will be to steer residential development into such areas.  This approach is an alternative to doing nothing and risking the approval of “leapfrog” development proposals that cause inefficient land distribution and increases the cost of public services.

Is it true that if we keep our zoning in Southeast Bulloch as it currently is, we will be preserving farmland by limiting growth?

No development will preserve farmland, but there is no guarantee that existing farmers or property owners will farm their land perpetually. Likewise, there is no guarantee that the same people will not sell their property to other interest groups, such as developers.  Market forces in agriculture and real estate more often determine the outcome of farmland preservation.

How will the planned growth accommodate an increase in services and infrastructure such as EMS, Fire, Roads, etc.?

Planning early and continuing to consider land use changes with a set of standards will enable Bulloch County to control the pace of growth with minimal burden to taxpayers. Public Safety will be improved with water connections. Bulloch County may also realize safety improvements with future locations of Fire/EMS equipment in growth areas. The combination of water availability and additional public safety locations would provide cost savings to homeowners in the form of lower insurance rates for their homes or businesses. Other public amenities including roadway improvements, parks and walking trails will be considered with an update to the Bulloch County subdivision regulations.

Who are the members of the 9-person steering committee and what are their backgrounds?

What area of the County is currently located in the residential zoning moratorium?

Please see the map in the link below.

Future Development Map