Bulloch County Commissioners faced a full agenda Tuesday night, September 2, ultimately denying four of the seven zoning requests that came before them. The decisions reflected growing concerns about how rapid development is straining schools, roads, and public safety resources across the county.
Alongside the zoning votes, commissioners also heard an extensive report from Fire Chief Ben Tapley on the challenges of providing adequate water flow for firefighting in subdivisions, underscoring how infrastructure issues are shaping the county’s approach to growth.
The meeting also featured updates on new fire stations, EMS training, and expressions of community gratitude from the volunteer CAFÉ Team.
Zoning Decisions Dominate Meeting
Commissioners worked through seven zoning and land use applications, denying more than half as residents and staff raised concerns about density, infrastructure, and compatibility with the county’s 2045 Comprehensive Plan.
Turtle Landing Investments, LLC sought to rezone just over 71 acres at Ephesus Church Road and Sinkhole Road from agricultural (AG-5) to residential (R-80) for a proposed 27-lot subdivision. While the applicant described the project as an “upscale” neighborhood with protective covenants and wells capable of fire protection, neighbors pushed back, citing traffic, septic limits, and the strain on schools and emergency services.
Commissioners voted to deny the request, siding with the Planning and Zoning Commission’s unanimous recommendation.
A second request from Blitch Place Land Co., LLC to rezone 57.68 acres on Old Riggs Mill Road from AG-5 to R-25 for a 69-lot subdivision also met heavy opposition. Residents argued the project conflicted with the rural character of the area and would intensify strain on schools and public safety. County staff recommended denial, and while commissioners briefly considered a compromise of R-40 zoning, that motion failed.
The board ultimately voted 4-3 with Chairman David Bennett as a tie breaker to deny the rezoning outright, leaving the property at its current agricultural designation.
Not all requests were rejected. Commissioners unanimously approved Nathaniel Lundy’s request to rezone 1.4 acres on Miller Street Extension from R-40 to R-2, allowing the addition of two duplexes alongside an existing unit. Staff supported the project with conditions, including paving the southern entrance road and ensuring adequate water and fire hydrant placement. While some commissioners raised concerns about water flow, staff confirmed these issues would be addressed during permitting.
New South Development, LLC also received approval for a conditional use permit to construct additional self-storage units at 9384 Highway 301 South. Both staff and the Planning and Zoning Commission recommended approval, noting minimal impact on schools and traffic. Commissioners unanimously supported the project after confirming conditions related to paved access and fire safety planning.
Two more residential rezonings did not move forward. Kevin Kirsch New Homes, Inc. requested to rezone 19.53 acres on Pleasant Hill Road from AG-5 to R-80 for a 10-lot subdivision. Neighbors voiced strong opposition, warning that the project would erode the rural character of the Portal area and burden local schools.
Despite staff’s recommendation for approval with conditions, commissioners followed the Planning and Zoning Commission’s 6-0 vote against it and denied the request.
A conditional use request from Samuel Lovett Sr. to operate a private event facility on Old Dill Road also drew significant pushback from nearby residents, who cited noise, traffic, and safety concerns. While staff recommended approval with conditions, commissioners expressed unease about long-term compatibility and enforcement. The request was denied in a 4-2 vote.
The final land use item was a package of text amendments to the county’s subdivision ordinance, which commissioners approved unanimously. The revisions included new lighting standards, expanded cul-de-sac requirements for fire truck access, and backup power mandates for community water systems.
Officials said the changes were aimed at closing loopholes, improving infrastructure consistency, and strengthening public safety as new developments move forward.
Public Comment
The public comment portion of the meeting featured a mix of concerns and commendations, with residents speaking on issues ranging from water supply and fire protection to road paving and volunteer support.
Bill Emley, a resident of the Oakfield subdivision, warned commissioners about the recurring issue of inadequate water supply during major fires. He recalled a 2014 fire that destroyed a home in his neighborhood and another in June 2025 where hydrants again failed to provide sufficient flow, forcing firefighters to shuttle water from outside sources. Emley cited the county’s own ordinance requiring minimum fire flows and questioned why private water system operators were not being held accountable. He cautioned that new requirements for backup generators will be ineffective without stronger enforcement of the laws already on the books.
Latressa Harden, a longtime resident of Banks Creek Church Road, urged commissioners to accelerate plans to pave her road, which she said has reached a critical point. Harden explained that more than 90 percent of landowners signed a petition in favor of paving, an unusually high figure compared to other petitions. She shared that the road was closed for more than two months this past year due to poor conditions, forcing parents and even sheriff’s deputies to shuttle children to school. Harden also cited the difficulties faced by elderly residents and recalled one tragic incident where a neighbor’s husband died after EMS was delayed by the impassable road.
Finally, Bill Taylor, a founding member of the Community Assistance and Fire Emergency (CAFE) Team, offered words of gratitude. Taylor thanked commissioners for their continued support of the volunteer unit, which has operated for 17 years and now functions under the umbrella of the county’s Emergency Management Agency. He highlighted the county’s donation of a retrofitted ambulance, which will enhance the team’s visibility, recruitment, and response capability. Taylor invited commissioners to tour the new unit and praised EMA staff for their assistance, noting that the team remains committed to helping families affected by fires and other disasters.
Staff Reports and Updates
EMS Director Brian Hendrix began by thanking Bill Taylor and the CAFE Team for their ongoing support to first responders. Hendrix said the volunteer group continues to be a valuable resource at fire scenes and emergencies, providing direct assistance to firefighters and victims alike. He then delivered an update on construction of the new fire station in Stilson, reporting that the bays have been insulated and painted, the exterior now matches the design of other recently built stations, and interior sheetrock work is complete. The project remains on schedule to open by January 1.
Fire Chief Ben Tapley followed with an update on the new Brooklet fire station, noting that steel framing is already in place and brickwork is scheduled to begin soon. He then shifted to a broader issue that has surfaced repeatedly in recent months: water supply for firefighting. Tapley recalled major fires in the Oakfield subdivision in both 2014 and 2025 where hydrants failed to deliver adequate flow, forcing crews to haul water by tanker shuttle. He explained that while subdivisions often pass water flow tests during construction, the available supply drops once homes are occupied and daily demand is layered on top of firefighting needs.
Tapley urged commissioners to consider long-term solutions, including stronger enforcement of fire flow standards and ultimately building toward a countywide pressurized water system. He added that while such a system may take decades to fully realize, steps already underway, such as hydrants installed on Highways 46 and 119, will dramatically improve fire protection and insurance ratings once activated.
Commissioners pressed Tapley on enforcement, the gaps between state environmental rules and insurance standards, and the ongoing Hyundai well project in western Bulloch. Tapley acknowledged concerns about sending water outside the county but emphasized that the wells represent Bulloch’s entry into the water business, and local control will be essential when Bryan County’s management contract expires in five years.
Ryan Jones, paramedic and training officer for Bulloch County EMS, closed the staff reports with an update on the county’s first-ever training program. As the position nears its two-year anniversary, Jones reported that more than 1,000 people were trained in the first year and nearly 1,800 in the most recent fiscal year, totaling more than 400 hours of education.
Courses have ranged from CPR and first aid for the public to advanced instruction for EMS personnel. Jones said the demand has already outgrown the training room, which he called “a blessing” that demonstrates how engaged the staff and community have been. He added that new protocols are being rolled out to further strengthen service and thanked commissioners for supporting the effort.
Chairman David Bennett concluded the section with strong praise for the EMS team, calling them “one of the best groups of trained paramedics in the southeast.” He highlighted the county’s recent purchase of two state-of-the-art ventilators and suggested that carrying whole blood on ambulances could be the next step, placing Bulloch at the forefront of pre-hospital emergency care.
Bennett also reported on recent well mitigation tours with Bryan County officials, emphasizing that while new wells are tapped, they are not yet ready to go online and no water will be pumped until the county’s mitigation fund is fully secured.
Continue reading for the in-depth coverage
Buloch Board of Commission Agenda Packet
I. Call to Order, Welcome Media and Visitors
II. Invocation and Pledge
III. Roll Call
IV. Approval of Zoning Agenda
DENIED 1. Turtle Landing Investments, LLC – Application to rezone approximately 71.17 acres from AG-5 (Agricultural, 5 acres) to R-80 (Residential, 80,000 sq. ft.) for a single-family subdivision. Located on Sinkhole Road and Ephesus Church Road.
Turtle Landing Investments, LLC is asking Bulloch County Commissioners to rezone just over 71 acres on Ephesus Church Road from agricultural (AG-5) to residential (R-80) for a 27-lot single-family subdivision. The property, which also fronts Sinkhole Road, is currently undeveloped farmland but is designated in the county’s 2045 Comprehensive Plan as Rural Open Space, where low-density residential uses are considered appropriate.
The request has faced pushback. In June, the Bulloch County Planning and Zoning Commission voted unanimously to recommend denial after five nearby residents spoke in opposition, citing traffic concerns, septic limitations, school capacity in the Southeast Bulloch feeder district, and public safety response times. Staff reviews identified neutral impacts for land use and infrastructure but noted negative impacts for schools, law enforcement, EMS and fire, and recreation.
If commissioners approve the rezoning, staff recommends conditions requiring all homes to be site-built rather than manufactured and limiting subdivision access to Ephesus Church Road, with only three lots permitted to connect to Sinkhole Road.
At the Meeting
The agent for Turtle Landing Investments told commissioners that the rezoning request on Ephesus Church Road and Sinkhole Road was designed to create an “upscale” subdivision with protective covenants, internal roads, and wells capable of providing fire protection. He emphasized that the property would sell regardless but argued the proposed R-80 zoning would allow for larger, higher-quality lots and homes, which he said would be a benefit to the community and tax base, projecting as much as $150,000 annually in property taxes once built out.
He described the project as modest in scale, with about 20 homes, and contended that the traffic impact would be minimal. While acknowledging opposition from nearby residents, he framed the proposal as a responsible way to meet growing housing demand in a part of the county with few subdivisions, particularly in the Brooklet and Pinewood school districts.
Nearby residents stood in opposition to the rezoning request, with several taking turns at the podium to voice their concerns. Speakers cited a Georgia Tech housing study showing excess housing already in the regional pipeline and argued the project conflicted with the county’s 2045 Comprehensive Plan. Others emphasized that they moved to the area for a rural lifestyle and worried the subdivision would bring unwanted density, rental properties, school overcrowding, traffic on unpaved roads, strain on law enforcement and fire response, and negative impacts on farmland.
The developer’s representative responded that the land would sell regardless, either as five acre tracts or as an organized subdivision, and argued their proposal offered protective covenants and infrastructure upgrades that would benefit the community. Commissioners sided with the Planning and Zoning Commission’s unanimous recommendation. On a motion and second to deny, the Board of Commissioners voted to reject the rezoning request.
DENIED 2. Blitch Place Land Co, LLC – Application to rezone 57.68 acres from AG-5 to R-25 (Residential, 25,000 sq. ft.) for a subdivision. Located on Old Riggs Mill Road.
Blitch Place Land Co, LLC is seeking to rezone 57.68 acres on Old Riggs Mill Road from AG-5 (Agricultural) to R-25 (Residential, 25,000 sq. ft. lots) for a proposed 69-lot subdivision. The property, which also fronts Key Akins Road, lies within the county’s Rural Open Space character area under the 2045 Comprehensive Plan.
The request has received strong pushback. On July 15, the Bulloch County Planning and Zoning Commission voted 3-0 to recommend denial after hearing from residents who raised concerns about strained emergency response times, stormwater runoff, infrastructure limits, and the loss of farmland. Staff also recommended denial, citing density concerns, negative impacts on schools in the Statesboro High feeder district, and additional strain on law enforcement and public safety.
Fiscal projections estimated a modest long-term revenue gain, but the review concluded the development would create deficiencies in recreation space and further pressure county services. If commissioners approve the rezoning, staff suggested conditions including requiring site-built homes, at least 1.5 acres of park or open space, varied architectural designs, and modern streetlight standards.
The rezoning request was deferred at the August 5 commission meeting.
At the Meeting
A request to rezone nearly 58 acres on Old Riggs Mill Road from agricultural to residential for a 69 lot subdivision drew divided discussion at the September 2 meeting. The applicant explained that the rezoning would allow part of a long held family farm to be sold in order to preserve the core homestead for future generations. Opposition countered that the project conflicted with the county’s 2045 Comprehensive Plan, would add strain on schools and public safety, and would not fit the rural character of the surrounding farmland.
County staff recommended denial of the request, and the Planning and Zoning Commission had also voted to deny it. During the commission’s discussion, the idea of a less dense zoning designation such as R 80 was raised as a possible compromise. Rather than make a final decision on the R 25 request, commissioners voted to table the matter to allow the applicant time to consider options for returning with an alternative proposal.
Commissioners acknowledged the family’s long history on the property but also emphasized the county’s challenges with rapid growth. They pointed to the comprehensive plan’s Rural Open Space designation and noted that even R-40 density exceeded what was envisioned for the area. One speaker in opposition argued that R-40 still represented too much growth for the corridor, stressing the need for moderation and the preservation of farmland.
A motion to approve the rezoning at R-40 with conditions failed. Commissioners then voted 4-3 to deny the request, leaving the property under its current AG-5 zoning.
APPROVED 3. Nathaniel Lundy – Application to rezone 1.4 acres from R-40 (Residential, 40,000 sq. ft.) to R-2 (Residential, 15,000 sq. ft.) to allow two duplexes. Located on Miller Street Ext.
Property owner Nathaniel Lundy is asking Bulloch County Commissioners to rezone 1.4 acres at 913 Miller Street Extension from R-40 (Residential, 40,000 sq. ft. lots) to R-2 (Residential, 15,000 sq. ft. lots). The request would allow for the construction of two additional duplexes alongside an existing duplex already on the property.
The parcel lies within the county’s Suburban Neighborhood character area under the 2045 Comprehensive Plan. County staff reviewed the request and recommended approval with conditions, including paving the southernmost street connection from Miller Street Extension, ensuring a community water system with adequate fire hydrant placement, and providing a 25-foot landscaped buffer along adjoining properties. Impacts were considered minimal, with projections showing only 2 additional students entering the Southeast Bulloch school system, 36 daily vehicle trips, and about 4.5 tons of added annual solid waste.
The Bulloch County Planning and Zoning Commission, however, voted unanimously (6-0) to recommend denial at its August 19 meeting after the applicant failed to appear to present the case.
At the Meeting
A request to rezone 1.4 acres on Miller Street Extension from R 40 to R 2 in order to add two duplex buildings was brought forward by a local property owner. County staff recommended approval with conditions, while the Planning and Zoning Commission had previously voted 6 to 0 to recommend denial after the applicant was absent from earlier hearings.
During discussion, commissioners noted that the proposal would essentially complete an existing development that had originally been planned with duplexes before zoning regulations were adopted. Staff highlighted that conditions were needed to ensure the project met current standards, including paving the southern entrance road, requiring a community water system, and meeting fire protection standards with hydrant placement.
Some commissioners expressed concern about whether two existing wells could provide the necessary water flow for fire safety, but staff clarified that this requirement would ultimately be reviewed and enforced by the fire department during permitting.
After weighing the comments and conditions, commissioners agreed the project was reasonable and would not significantly impact surrounding properties or county services. The Board of Commissioners voted unanimously to approve the rezoning with conditions, allowing the additional duplex units to move forward.
APPROVED 4. New South Development – Application for conditional use to construct self-storage units. Located at 9384 Highway 301 South.
New South Development, LLC is seeking conditional use approval to build self-storage units on a one-acre parcel at 9384 Highway 301 South. The site, which falls within the county’s Employment District character area, is zoned Highway Commercial (HC) and sits among other commercial properties.
Both county staff and the Bulloch County Planning and Zoning Commission recommended approval of the request. Staff suggested conditions requiring the developer to pave traffic lanes on the property and submit a fire safety and access plan for approval. At the commission’s August 19 meeting, applicant representative Nick McCall requested changes to the paving requirement, but no members of the public spoke in opposition. The commission voted unanimously (6-0) to support the project with an amended paving condition.
Impacts are expected to be minimal, with no effect on schools, limited traffic generation, and existing fire coverage available within eight minutes from Register Station 3.
At the Meeting
During discussion, staff explained that the project would serve as an expansion of existing storage units already operating on the site and that traffic would flow through the current development with access to Highway 301. Conditions were included to require paved circulation lanes and a fire safety plan to ensure proper access for emergency vehicles. The applicant’s representative confirmed that the owner agreed to these conditions and reviewed plans for stormwater management.
With no opposition from the public and commissioners satisfied with the conditions, the Board voted unanimously to approve the conditional use request, clearing the way for construction of three new storage buildings.
DENIED 5. Kevin Kirsch New Homes, Inc. – Application to rezone 19.53 acres from AG-5 to R-80 for a subdivision. Located at 252 Pleasant Hill Road.
Kevin Kirsch New Homes, Inc. has applied to rezone 19.53 acres on Pleasant Hill Road from AG-5 (Agricultural) to R-80 (Residential, 80,000 sq. ft. lots) for the development of a 10-lot single-family subdivision. The site, which is within the Suburban Neighborhood character area of the county’s 2045 Comprehensive Plan, has historically been used for agriculture but is designated for residential growth.
County staff recommended approval with conditions, including requirements for a community water system, tree planting standards, an on-site playground or pavilion, and a prohibition on manufactured homes. Impacts were largely neutral, though the project was expected to add six students to the Portal school district, generate about 92 daily vehicle trips, and place modest strain on law enforcement already stretched countywide.
The Bulloch County Planning and Zoning Commission, however, voted unanimously (6-0) to recommend denial at its August 19 meeting after hearing opposition from three residents. Concerns focused on changing the rural character of the area, farmland preservation, and school impacts.
At the Meeting
The applicant explained that his original plan included 10 lots and an open space with a pavilion, which would have triggered additional requirements such as a community well system. He revised the plan to nine lots to avoid those costs, but maintained that R-80 zoning was appropriate and would support modest growth near Portal. He emphasized his long career in building homes and noted that many buyers are seeking properties outside of larger subdivisions but without the maintenance burden of five-acre tracts.
Several residents spoke in opposition, citing concerns about the loss of agricultural land, the rural character of the Pleasant Hill community, and the precedent the rezoning could set for further development. Speakers also raised issues about the Portal school system being close to capacity, potential strain on county services, and the impact of rapid growth on Portal as one of the last rural areas of Bulloch County. Some noted that the property had been purchased at a premium price per acre and argued that the burden of that cost should not be shifted to the community through rezoning.
Commissioners listened to both sides but ultimately sided with the Planning and Zoning Commission’s recommendation. The Board voted to deny the rezoning request, keeping the property under its current AG-5 designation.
DENIED 6. Samuel Lovett Sr. – Application for conditional use to allow a facility to host private and public functions. Located at 2999 Old Dill Road.
Samuel (Clint) Lovett Sr. has applied for a conditional use permit to operate a private and public event facility on 25.5 acres at 2999 Old Dill Road. The property, located within the county’s Rural Open Space character area, has historically been used as an event venue and currently contains two structures intended for hosting weddings and similar gatherings.
County staff recommended approval with conditions, including requirements for screened waste receptacles, downcast lighting, parking located to the side or rear of the property, and restrictions on signage and unlicensed alcohol sales. Staff also outlined that the permit would cover uses such as weddings, receptions, dinners, festivals, and other socials, with noise control permits required for activities outside county ordinance limits.
At its August 19 meeting, the Planning and Zoning Commission voted 3-1 to recommend denial after hearing from three residents who raised concerns about noise, late-night events, lighting, traffic, and the impact on surrounding farmland. Lovett defended the proposal, noting the property’s history as a venue, but commissioners cited lingering issues with compatibility.
At the Meeting
Staff described the site as an existing homestead with two structures and frontage on a county maintained paved road. The review cited no school impact and a minimal traffic impact, with fire service about 11 minutes away from the nearest county station and a typical law enforcement response of about 20 minutes. Environmental notes included 7.2 acres of wetlands on the tract, with no disturbance proposed.
Staff’s recommended conditions were extensive. They included screening and concrete pads for solid waste receptacles, downcast lighting to prevent glare, a single monument sign limited to five feet in height, parking located to the rear or side with paved and signed accessible spaces at the front, a prohibition on unlicensed alcohol sales, an occupational tax certificate prior to occupancy, noise control permits for activities that would otherwise violate the county ordinance, and a requirement to return for a new conditional use if structures are expanded to support the use.
During public comment, nearby residents presented a petition in opposition and argued that an event venue would conflict with the rural setting. Concerns centered on late night noise, lighting, traffic on a curving two lane corridor, overflow parking on the shoulder, and long term effects on property values and farmland. Residents also questioned estimates of attendance and parking capacity, saying the site could not safely handle two hundred guests and dozens of vehicles without spillover into the right of way.
The applicant responded that the location has hosted family gatherings in the past and said the intent is a low frequency operation focused on weddings, reunions, and similar events. The applicant stated that emergency access is feasible based on prior experience with medical response and timber trucks, that events would observe quiet hours and employ on site monitoring, and that the venue would not be marketed for festivals or constant rentals. The applicant also emphasized personal stewardship of the property and a desire to preserve a long held family place.
Commissioners discussed two competing principles. Commissioners praised the applicant’s community standing and past contributions, but others emphasized that zoning approvals stay with the land and must be judged on long term compatibility rather than individual assurances. They also referenced the county’s comprehensive plan goals for Rural Open Space areas, the cumulative effect of event venues in agricultural settings, and the need to ensure that emergency access, parking, lighting, and noise limits can be enforced over time.
A motion to approve the conditional use with staff conditions was brought forward but did not receive majority support. The board then voted 4 to 2 to deny the request. The property remains limited to its current agricultural and residential uses under AG 5 zoning.
DENIED 4-2.
APPROVED 7. Bulloch County Board of Commissioners – Text amendment application requesting modifications to Appendix B of the Code of Ordinances, including:
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Section 3.2 Definitions
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Section 4.4 Amendments to Approved Sketch Plan/Site Plans
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Section 5.6.3 Required Supplemental Information
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Section 6.3.14.2 Illumination Standards
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Section 6.6 Private Streets
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Section 6.7.1 Improvement Standards by Development Scale
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Section 7.7.5 Right-of-Way Design Standards – Inverted Crown
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Section 7.7.10 Community Water System Standards
Commissioners also considered a package of text amendments to the county’s subdivision ordinance. Planning and Development staff described the proposal as a clean-up effort following earlier changes adopted in 2023, noting that some provisions had created loopholes or unintended consequences. The Planning and Zoning Commission had recommended approval of the amendments by a unanimous vote.
The bulk of the changes dealt with infrastructure design. New lighting standards will now apply across subdivisions, requiring consistent placement, downcast fixtures, and limits on brightness. Staff explained that developers often sought to minimize the number of lights, leaving neighborhoods underlit, and the county lacked a uniform standard to enforce. The revised code sets expectations for the number, style, and placement of lights and specifies that fixtures must use softer wavelengths rather than stark daylight LEDs.
Traffic and roadway provisions were also updated. The amendments clarify that the county engineer has discretion in requiring traffic studies and adjust the subdivision thresholds back to the long-standing standard of 49 lots or fewer being classified as a minor subdivision and 50 or more as a major subdivision. The changes also restore exemptions from curb and gutter requirements for certain larger lot developments. For private streets, the revisions remove a prior exemption that had allowed small five-lot clusters to avoid paving. Staff argued that this change reflects the character of rural AG 5 areas, where private roads serving a handful of lots should not carry the same design burden as a full subdivision street.
One of the most significant revisions increases the minimum pavement width of cul-de-sacs. Fire officials testified that newer ladder trucks have struggled to turn around in some recently approved neighborhoods, forcing crews to perform multi-point turns and even get out to act as spotters. The updated standard expands the paved diameter to 100 feet, ensuring trucks can complete a full circular turn without leaving the roadway.
Other changes reduce the number of lots eligible to use inverted crown road designs from 20 down to 10, and they establish clearer design requirements for drainage and roadside safety.
A lengthy discussion focused on backup power for community water systems. The amendments require new systems to install permanent standby generators capable of powering the system during outages, and also apply the rule when existing systems expand by the equivalent of 25 residential units. Staff said the intent was to prevent situations like the extended outage after a major storm that left some neighborhoods without water for more than a week. Commissioners debated whether the requirement should eventually be extended to all existing systems, acknowledging that enforcement and cost would be challenging. Several members suggested revisiting the issue within the year to explore a phased requirement, noting that residents should not be left without water during prolonged outages.
After further questions about flow testing, enforcement, and compatibility with current fire code standards, the board voted unanimously to approve the text amendments. Commissioners agreed that the changes improve safety, infrastructure consistency, and resilience, while leaving room to consider further steps on backup power for community systems in the future.
V. Approval of General Agenda
Interim County Manager Randy Tillman added an executive session to the end of the meeting for potential litigation.
VI. Public Comments
During the public comment portion of the meeting, Bill Emley, a resident of Oakfield subdivision, spoke about water supply failures and the lack of accountability for private water system operators. He recalled a 2014 house fire in Oakfield that resulted in a total loss, noting that the fire report at the time listed “water supply inadequate” as a factor affecting suppression efforts. Emley said that after that incident, ISO auditors warned the county that its insurance rating would rise sharply unless hydrants were maintained and tested. That warning prompted the Statesboro Fire Department and Bulloch County Fire Department to begin generating maintenance records and performing hydrant testing, which eventually helped secure a strong ISO rating.
However, Emley pointed to a more recent 2025 fire in the same subdivision where the official incident report again cited “water supply inadequate.” Fire crews had to shuttle water using four tankers from as far away as Dollar General to keep the blaze under control. “From 2014 to 2025, the main culprit why we did not have enough water for our firefighters was the water supply,” he told commissioners, adding that the pattern shows a lack of accountability from the private water system company serving his neighborhood.
Quoting directly from Bulloch County ordinance B-1.2.2, which requires community systems to provide a minimum flow of 500 gallons per minute for four minutes or 250 gallons per minute for two hours at the furthest point from the tank, Emley questioned why companies are not being held to the law already on the books. “If the water system companies can’t be assured that they’re going to comply with this county’s ordinance, how in the world are they going to be credible to keep the maintenance up on a generator?” he asked.
Emley cautioned that recent ordinance amendments requiring backup power will only be effective if the county enforces existing standards. Without enforcement, he said, residents will continue to face inadequate water supply during fires, higher insurance risks, and the burden of shuttled water operations. “Who is holding the water companies accountable and responsible when there is clearly a county ordinance that provides the guidance and direction?” he concluded.
During public comments, Latressa Harden, a longtime resident of Banks Creek Church Road, urged commissioners to move her road forward on the county’s paving schedule. Harden said she and neighbors recently gathered signatures from more than 90 percent of landowners along the road in support of paving, a figure that County Engineer Ron Nelson acknowledged was unusually high compared to most petitions received.
She explained that she had spoken with County Engineer Brad Deal, Public Works Director Dink Butler, and County Engineer Ron Nelson about the process. Based on those conversations, Harden said she was told that the project may not be scheduled until 2028, with a small possibility of 2027. She asked the board to consider moving Banks Creek Church Road into the fiscal year 2027 budget cycle given the overwhelming petition support.
Harden stressed the safety and accessibility concerns faced by residents. She noted that in the past year, the road was one of only 11 in the county closed for more than two months due to poor conditions. During that closure, parents and neighbors, along with the Sheriff’s Office, had to shuttle children to and from school because buses could not access the road. The situation was particularly difficult for children with mental and physical disabilities, she said.
In addition, Harden highlighted the road’s aging population, explaining that many residents are over 60 years old. She shared that one neighbor’s husband suffered a fatal heart attack after EMS was delayed reaching their home due to the impassable road. “The last five years have been horrific,” Harden said, adding that paving is urgently needed to ensure public safety and reliable access for residents.
During public comments, Bill Taylor, a Bulloch County resident since 1978, addressed commissioners to share words of appreciation rather than concerns or requests. Taylor is a founding member of the Community Assistance and Fire Emergency unit, known as the CAFÉ Team, which has served the county for the past 17 years. He also helped establish CAFE, a nonprofit that provides funding support for the team.
Taylor expressed his personal gratitude, as well as that of the entire CAFE Team, for the commission’s continued support. He noted that the decision to place the volunteer organization under the umbrella of the county’s Emergency Management Agency has been crucial to its success. He also highlighted the county’s provision of a retired, retrofitted ambulance unit, which will strengthen the team’s response capability, provide a visible community presence, and help recruit new volunteers.
He acknowledged the challenges that the COVID-19 pandemic created for disaster relief organizations, including a sharp decline in volunteers, and said the new unit would aid in reversing that trend. Taylor emphasized that the CAFE Team’s core mission remains to assist victims of fires and other tragedies, while also looking to expand into broader disaster assistance efforts under EMA direction.
Taylor closed by inviting commissioners to tour the team’s new unit, either immediately after the meeting or at a later date, and extended thanks to EMA Director Corey Kemp and his staff, including Janice Shaw, for their strong support during the transition. “The entire membership of the CAFE Team, as well as the Board of Directors of CAFE, extend our sincere thanks for your support, professionalism, and loyalty to our mission,” Taylor said, adding that he and his fellow members look forward to serving Bulloch County for as long as they are able.
APPROVED VII. Consent Agenda (Moving 9 to new business)
1. Minutes Approval: August 19, 2025 (8:30 AM)
2. Executive Session Minutes: August 19, 2025
3. Minutes Approval: August 21, 2025 (6:00 PM)
4. Minutes Approval: August 26, 2025 (6:00 PM)
5. Executive Session Minutes: August 26, 2025
6. Resolution to participate in the Governmental Entity and Shareholder Direct Settlement Agreement and Memorandum of Understanding Concerning National Settlement with Purdue
A settlement agreement with Purdue has been reached in the multi-district opioid litigation. Blasingame, Burch, Garrard, and Ashley, P.C., the law firm representing Bulloch County in the multi-district opioid litigation, has recommended that Bulloch County agree to participate in the settlement with Purdue and be bound by the Memorandum of Understanding ("MOU") with the State of Georgia regarding this settlement.
The MOU has the same terms and conditions as previous MOUs with the State of Georgia for previous opioid settlements in which Bulloch County has agreed to participate, providing that the State of Georgia receives 75% of settlement funds and participating Georgia subdivisions (such as Bulloch County) receive 25% of settlement funds. Approval of the presented resolution agreeing to participate in the Purdue settlement is recommended.
7. Resolution to participate in settlement with Sandoz
A settlement agreement with Sandoz has been reached in the multi-district opioid litigation. Blasingame, Burch, Garrard, and Ashley, P.C., the law firm representing Bulloch County in the multi-district opioid litigation, has recommended that Bulloch County agree to participate in the settlement with Sandoz. Approval of the presented resolution agreeing to participate in the Sandoz settlement is recommended.
8. Resolution accepting roads in Pulaski Pointe Subdivision
County Engineer Ron Nelson has recommended acceptance of the roads in Pulaski Pointe Subdivision. Approval of the attached resolution will implement acceptance of these roads and authorize Chairman Bennett to accept a deed for these roads on behalf of the County. Approval is recommended.
9. Purchase of a Grapple Loader from Sansom Equipment Company, Sourcewell contract, $314,420.00 (SPLOST funds)
Staff recommends and requests the Consideration of a Motion to Award the purchase to Sanson Equipment Company for purchase of (1) One Western Star 47X Chassis with Pac Mac KB-222 Grapple Loader unit in the amount of $314,420.00. (Sourcewell Quote# SECQ8959 Contract Pricing). This is a FY26 budgeted item that will be paid for using SPLOST funds.
10. Purchase of three Continental Extractors from Wholesale Commercial Laundry Equipment, S.E., LLC, $41,544.00
The Bulloch County Fire Department was budgeted to purchase gear extractors for staff. The gear extractors are designed to remove toxic chemicals and carcinogens from gear that are known to cause cancer to Firefighters. These machines meet NFPA1851 standards and will give our staff the ability to clean their PPE after each fire. The purchase price for three machines is $41,544.00, this includes shipping and installation at three locations.
11. Purchase of Self-Contained Breathing Apparatus from MES, $98,798.60
The Bulloch County Fire Department was budgeted $99,000.00 to purchase new SCBA's These SCBAs allow our Firefighter to work in IDLH environments, this equipment provides respiratory protection to prevent lung disease, cancers, and other respiratory issues. This purchase will equip the two engines that are currently on order.
VIII. New Business
1. Motion to approve a 3-year contract with Zoll Data Systems, Inc. for billing services in the amount of $95,340.00
Bulloch EMS currently utilizes Zoll Billing. Our initial 3 year contract expired in April 2025. We are requesting Board approval to enter back into another 3 year contract to avoid a 4% increase. Under contract we will pay $4.41/claim. This is based on 600 claims/month. This is a monthly fee of $2,648.33 or $95,340.00 over the life of the contract. This is budgeted in our operational line item. We request Board approval to enter into a 3 year contract.
2. Motion to approve a Preventative Maintenance Contract with Stryker Medical for stretchers, powerloads, and stair chairs in the amount of $35,770.01
This is a request to continue the preventative maintenance contract with Stryker Medical for our stretchers, powerloads, and stair chairs. This is a one year contract in the amount of $35,770.01 and covers approximately 30 pieces of equipment. This is a budgeted item in our operational line item. This contract will not go into effect until the current contract is expired in December, however we will avoid an October 1 price increase if we move forward with this renewal.
3. Motion to approve a Sole Source request to purchase a Hospital Grade Pyxis System from Becton, Dickinson and Company (BD)
EMS is requesting Board approval for a sole source purchase of a hospital grade pyxis machine to store and distribute our non controlled and controlled medicines. After reviewing options from 3 different vendors our team decided that the BD pyxis would best fit our current and future needs. We have updated our protocols and in doing so had to upgrade our med list to match the protocols. We have also added multiple controlled meds. Our current system on storing our controlled substances is no longer adequate and needs to be updated as soon as possible. This is a one time purchase of $50,155.00. There is also a monthly fee of $143.00 for cloud hosting and support. The machine has a 7-10 year lifespan.
4. Motion to approve request for a letter of GDOT funding support
Staff and Chairman of the Statesboro- Bulloch County Airport Committee, Doug Lambert, recommends and requests the Consideration of a Motion to request by letter to the Georgia Department of Transportation Commissioner for State funding to support the Rehabilitation of the Runway and Taxiway Lighting Design and the Installation of the Airfield Perimeter Fencing, Phase 1 at the Statesboro-Bulloch County Airport. Bulloch County’s tentative matching funds are estimated to be $124,140.00.
5. Motion to approve submission of an application to GEMA for the acquisition of 691 Live Oak Lane, Road, Pembroke, Georgia 31321
IX. Commission and Staff Comments
During staff reports, EMS Director Brian Hendrix took a moment to thank Bill Taylor and the CAFE Team for their continued service to Bulloch County’s first responders. Hendrix said the volunteer group provides valuable on-scene support to firefighters and emergency personnel and expressed his appreciation for their ongoing commitment.
Hendrix also delivered an update on the new fire station in Stilson. He reported that the bays have been insulated and painted, and the exterior now matches the architectural character of other recently completed stations, including Stations 3, 7, and 9. Inside, sheetrock work is complete, and construction remains on track for the facility to open by January 1.
Fire Chief Ben Tapley reported progress on the county’s new fire station in Brooklet, telling commissioners that steel framing has been in place for some time and that brickwork is scheduled to begin the following Monday. He noted some delays due to a shortage of bricklayers, but emphasized that visible progress should be evident soon.
Tapley then pivoted to the broader issue of water availability, which had already been a recurring theme during the meeting. Drawing from his experience responding to major structure fires, he described the recurring challenge of inadequate fire flow in subdivisions served by private water systems. He recalled teaching a hazmat class in 2014 when a home in Oakfield subdivision burned, forcing firefighters to set up a tanker shuttle to haul water from outside sources. The same situation occurred again during a June 2025 fire in the same subdivision, when tankers and dump tanks had to be deployed because hydrants could not provide the needed supply.
Tapley explained that fire protection in Bulloch County depends on two models: hauled water using tankers, or pressurized water delivered through hydrants. As a fire chief, he said he will always advocate for pressurized water systems because they provide reliable, testable supply that can be counted on during emergencies. He added that modern standards, such as those found in the International Building and Fire Codes, call for much higher minimum fire flows than what some subdivisions currently provide.
While acknowledging that ordinances were updated in 2023 to require higher fire flow standards, Tapley said more work is needed to determine the “magic number” that balances feasibility for developers with adequate protection for residents. He urged county leaders, water system providers, and fire officials to collaborate on stronger enforcement tools, noting that systems often pass flow tests when built, but performance declines once homes are occupied and daily water demand competes with firefighting needs.
Tapley also pointed out that the county itself is entering the water business, with hydrants already installed along Highway 46 and Highway 119. Once activated, he said, these will dramatically lower insurance rates and improve fire protection for residents within five road miles of a station. Looking long-term, Tapley suggested Bulloch County should consider developing a countywide pressurized water grid to provide dependable fire protection across rural areas, even if such a system may take decades to fully realize.
Commissioners then asked him about the ongoing Hyundai well project along Highway 119 and in western Bulloch. Tapley acknowledged some concerns about sending water outside the county but emphasized that the new wells mark the beginning of Bulloch entering the water business. He suggested it would be wise to start preparing now to operate a utility system when Bryan County’s management contract expires in five years. More local control, he explained, would allow Bulloch to add water towers and extend lines to improve fire protection and lower ISO ratings for homeowners. Tapley concluded that while it may be controversial, investing in pressurized water is essential for long-term safety and sustainability.
Commissioners questioned Tapley on enforcement mechanisms and the long-standing gaps between environmental regulators (EPD) and insurance standards (ISO). They also asked about the timeline for the new wells being constructed in Bulloch as part of the Bryan County water project. Tapley confirmed that only one well is currently ready, though not yet online, and that additional wells are expected to follow in 2026. He stressed the importance of preparing the county to manage its own water utility when Bryan County’s contract period ends, so that residents benefit from lower insurance ratings and improved fire protection.
Ryan Jones, paramedic and training officer for Bulloch County EMS, marked the upcoming two-year anniversary of the county’s first-ever training officer position with a progress report to commissioners. Jones said that in its first year, the program trained more than 1,000 individuals, including EMS staff, healthcare providers, and community members. In the most recent fiscal year, that number grew to nearly 1,800 participants, with over 400 hours of education delivered.
The training has included CPR and first aid courses for the public as well as advanced instruction for EMS personnel. Jones said the investment has paid off by giving staff the tools and knowledge to provide better care and by increasing community preparedness. He added that the county’s training room has already been outgrown due to high demand, which he described as “a blessing” that reflects how engaged both staff and residents have been.
Looking ahead, Jones said EMS is preparing to implement new protocols aimed at further improving service. He thanked commissioners for their continued support, noting that the ultimate goal is to deliver the best possible emergency medical care to Bulloch County residents and visitors alike.
Chairman David Bennett closed the staff comment period by offering strong praise for Bulloch County EMS, calling the department “one of the best groups of trained paramedics in the southeast part of the state.” He said that whenever EMS units are on a scene, it signals that a serious situation is being handled by highly capable professionals, crediting both leadership and staff for their proactive focus on training and preparedness.
Bennett also noted recent equipment upgrades, including the purchase of two Hamilton T1 ventilators, which he described as “state-of-the-art” and comparable to “an iPhone 17 in the ventilator world.” He said the advanced technology will make life-saving interventions easier for providers in critical situations. Looking ahead, Bennett suggested that EMS may soon begin carrying whole blood or blood products on ambulances, an innovation he said would save lives and place Bulloch County at the forefront of pre-hospital care in the region.
After his remarks, Bennett shared updates from recent well mitigation tours with Bryan County officials. He explained that while two Bulloch County well sites are tapped and tested, they are not yet equipped for service, and Bryan County’s two sites are still weeks away from completion. He emphasized that no water will be pumped until the county’s mitigation fund is properly funded. Bennett also noted that engineers are preparing recommendations on septic system management, with a report expected by the end of the week.
With no further comments from commissioners, the board voted to move into executive session.
X. Adjourn
