Baldwin County Planning and Zoning Commission Meeting – June 7, 2024

The Baldwin County Planning and Zoning Commission met on June 7, 2024, to consider rezoning requests, planned residential developments, site plans, and other planning matters. The meeting began with approval of minutes and a consent agenda, followed by public hearings and deliberations on multiple applications. Key decisions included approval of a rezoning for Sailors Landing but tabling its PRD, denial of a higher density rezoning in District 39, and approval of several subdivisions and site plans.

Consent Calendar

• Extension and name changes: Cottonwood Estates (subdivision extension), Belfast Estates (name change), and Lillian Medical (site plan) were approved unanimously.
• Site plans: Floor Medic (5,000 sq ft facility) and Toy Box South Storage (14,000 sq ft storage) were approved after public comments on drainage were addressed.
• Subdivisions: Spartan Heights (3 lots), resubdivision of lots 1–4 CDS (8 lots), Heritage Estates (7 lots), and resubdivision of lot 13A Pinecrest Acre (2 lots) were approved. The Pinecrest Acre case drew opposition from neighbor Bill Cowan, who cited changes to neighborhood character and covenants; staff noted covenants are not county-enforceable. The motion carried with one dissenting vote (Commissioner Seibert).

Public Comments & Testimony

• Floor Medic (CSP 24-11): Raymond Klein, adjacent property owner, expressed concern about drainage and culvert maintenance on County Road 13. Staff committed to investigating and coordinating with the City of Fairhope.
• Baldwin 13 Subdivision (SC24-13): Mary Beth Agans and other residents raised worries about water runoff, traffic, and lack of turn lanes. Staff clarified the application was only a three-lot subdivision and that future development would require separate site plan review.
• Pinecrest Acre Resubdivision (SC24-23): Bill Cowan opposed the two-lot subdivision, stating it violated restrictive covenants and would increase density. Staff reiterated that covenants are civil matters.
• Sorrel RV Park (PUD 24-05): No public opposition; Chris, the applicant, answered commission questions about septic capacity and lot sales.
• Daphne VIP Storage (HCA 24-02 / CSP 24-09): No public opposition; Frank McGinley noted the existing building predates current setback rules.
• Sailors Landing (Z 24-13 / PRD 24-01): Four speakers opposed:
  • Scott Feely, a neighboring farmer, cited pesticide drift and loss of farmland.
  • Dr. Amy Paskowski, veterinarian with adjacent home and clinic, raised traffic safety concerns on Highway 98.
  • Brian Bodway, lifelong resident, worried about volunteer fire department capacity and emergency access.
  • Nick Knockline, bordering landowner, expressed fears about stormwater flooding during major events like Hurricane Sally.
• Swinson Property (Z 24-15): Heather Casablan opposed the rezoning to B3, fearing future commercial uses like a Dollar General.
• Creekwood LLC (Z 24-16): Multiple residents opposed:
  • Hailey Gregorius, a member of Planning District 39’s advisory committee, argued the rezoning undermined the recently adopted zoning plan.
  • Chris Frigo and Doug Ward cited traffic, school overcrowding, and the need for responsible growth.
  • Sissy Hawkins added concerns about density and parking problems on smaller lots.
• Caroline Oaks Subdivision (SPP 24-08): Dr. Monica Chillelli, HOA president from across Highway 181, opposed due to dangerous traffic conditions entering and exiting the subdivision.

Discussion Items

• Sorrel RV Park (PUD 24-05): Staff presented a 49-site RV park in unzoned Bonsecour area. Waiver requests for sidewalks and curb/gutter were accepted. Fire hydrants not required; fire alarm system recommended at permitting stage. Road widening of Mulsby Road required. Motion to approve with staff conditions passed unanimously.
• Daphne VIP Storage (HCA 24-02 / CSP 24-09): The commission first approved a setback appeal for an existing storage building (53.6 ft from centerline instead of required 75 ft). Then approved the site plan for new storage units, which will meet all setback requirements. Both passed unanimously.
• Sailors Landing (Z 24-13 / PRD 24-01): Staff recommended approval of rezoning from RA to RSF2 and the PRD overlay for 226 lots, but noted traffic and amenity concerns. Commissioners debated lot sizes (some 50 ft wide), parking, lack of detailed landscape/amenity plans, and the need for a second emergency access. After public testimony, a motion to deny the rezoning failed (5 voted in favor, 6 against?). Then a motion to recommend approval of the rezoning passed. The PRD was tabled to the next meeting to allow the applicant to provide more details on amenities, parking, and buffering.
• Swinson Property (Z 24-15): Staff found the rezoning to B3 compatible with surrounding commercial uses along Highway 59. Over opposition, the commission recommended approval to the county commission.
• Creekwood LLC (Z 24-16): Despite staff’s finding that the request falls within a planned node permitting RSF4, the commission voted to recommend denial, citing incompatibility with the existing rural character, school crowding, and traffic concerns.
• Caroline Oaks Subdivision (SPP 24-08): Staff recommended approval of the preliminary plat for a three-lot commercial subdivision. The applicant noted ALDOT-required turn lane improvements. The commission approved despite resident opposition.
• Candyland Storage (CSP 24-13): Approvals for existing storage buildings constructed in 2006 without proper site plan review. No opposition; motion passed unanimously.

Key Outcomes

• Rezonings recommended to county commission:
  • Sailors Landing (RA to RSF2): Approved (6-5? unclear, but passed)
  • Swinson (RSF2 to B3): Approved
  • Creekwood (RSF3 to RSF4): Denied
• PRD tabled: Sailors Landing PRD conditionally tabled to July 11 meeting.
• Setback appeal and site plan approvals: All approved as moved.
• Next meeting: July 11, 2024.

Note: Votes were taken by roll call on several items; exact tallies are recorded in the official minutes.