McIntosh County votes to end 3,000 Sq Ft zoning limit, leaving future uncertain

MCINTOSH COUNTY, Ga. (WTOC) - McIntosh County residents voted overwhelmingly on Tuesday to repeal a 3,000 square-foot zoning limitation on house sizes, with nearly 85% voting in favor of the change.

However, the referendum result has left the community facing an unclear path forward about what the new housing size limit—if any—should be.

On January 20, the special election was held to decide whether to repeal the 3,000 square-foot zoning restriction.

WTOC obtained a document from the County’s attorney to the McIntosh County Chief Appraiser confirming that the referendum specifically aimed to eliminate this limitation.

The county’s zoning code, however, presents a significant problem. According to the official document: “Under the zoning code in place, there is no option to revert to the previous 1,400 sq ft provision.”

Therefore, if the referendum passes, and the 3,000 square feet limitation is repealed, there would be no limitation. Under the zoning code in place, there is no option to revert to the previous 1,400 square feet provision.

County Attorney

This means that if the 3,000 square-foot limitation is repealed, there would be no restriction on house sizes at all—a prospect that has alarmed many residents.

The decisive vote has sparked frustration and concern among Sapelo Island residents and community leaders about what comes next.

“I just don’t like the idea of just changing it,” one resident expressed, voicing skepticism about the referendum itself.

Another resident worried about the impact on their community: “The community will be hurt if the county let it go into place. It’ll destroy the community.”

Long-time island residents also expressed concern about demographic shifts and outside investment. “We got a lot of rich people moving in from other islands that’s been crowded—Brunswick, even up north and stuff like that,” one Sapelo Island resident said, questioning whether local interests are being prioritized.

McIntosh County District Three Commissioner Roger Lotson acknowledged the legal ambiguity surrounding the referendum results.

“There are lawyers that will say that repealing of that zoning rule means that there are no zoning. There are other attorneys that will say that it will revert back to what was prior to that rule being put in place,” he explained.

This disagreement among legal experts leaves the county without a clear answer about what zoning restrictions, if any, will actually be in effect.

Commissioner Lotson has urged Sapelo Island residents to reach out to him directly about their preferences for new housing size limits.

“I continue to disagree with the 3,000, and if that was to come back up again—hopefully it won’t because of the large number of people that said no—I would vote against it again,” he stated.

The Board of Commissioners is taking action to prevent immediate uncertainty.

On Thursday at 10 a.m., they scheduled a special called meeting to discuss implementing a moratorium on new construction until new zoning regulations can be properly discussed and enacted into law.

The moratorium, if approved, would buy the county time to determine what the appropriate housing size limitations should be moving forward—a decision that could significantly impact the future development and character of McIntosh County communities.