OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Baldwin County Planning and Zoning Commission Meeting – August 2, 2024

County Commission — Friday, August 2, 2024
BodyBaldwin County, Alabama
SessionCounty Commission
DateFriday, August 2, 2024
StatusFILED
Video Record
0:00 / 2:54:43

Transcript — Verbatim
0:04

Good evening.

0:06

I'm gonna call our August 1st Bowen County Planning and Zoning Commission meeting to order.

0:14

And at this time, if you will stand with me, we'll have a prayer, and then we'll have a pledge of allegiance.

0:25

Father, we're thankful to you for uh this day and the blessings that we've all enjoyed.

0:30

And Father, we're thankful for this place that we live in, and for we're thankful for our elected officials, our first responders.

0:38

We're thankful for our staff that put this meeting together, the hard work they've done to make that happen.

0:42

Uh father, we're a blessed people to live here.

0:45

We pray that you'll be with us in this meeting.

0:47

Bless this meeting tonight.

0:49

We pray this in the name of Jesus.

0:50

Amen.

0:59

For which it stands.

1:01

One nation under God, indivisible with liberty and justice for all.

1:13

This time I'll call roll.

1:17

Brandon Bice here, Robert Davis, Jason Page, Michael Mullock.

1:24

Here, Greg Seibert here.

1:26

Jamie Stratiger here.

1:28

Glenn Seal, Diane Burnett here, Michael Fletcher, here.

1:33

Danny Bolton, George Waters, here.

1:38

And Reed Key.

1:40

Here.

1:45

Okay, we have a quorum.

1:47

So at this time, you've each received a copy of the minutes of our last meeting of the July 11th work session and the regular meeting.

1:56

So if there are no corrections, I'll entertain a motion that those be approved.

2:05

So moved.

2:08

All right.

2:09

Greg Seibert has made the motion to approve to have a second.

2:12

I'll second it.

2:12

Mr.

2:12

Mullock, second the motion.

2:16

All in favor say aye.

2:17

Aye.

2:18

Any opposed?

2:20

All right.

2:20

The minutes are approved.

2:22

Mr.

2:22

Dixon, you'd like to address the audience tonight.

2:37

Good afternoon.

2:41

There we go.

2:43

So we'll quickly go through some of our public hearing guidelines.

2:47

We have several public hearings before you this afternoon.

2:52

First, uh public comments should only be made during the public court public hearing portion of the meeting.

3:00

When you come to the podium, please state your name and address into the microphone for the record.

3:05

Comments should be made should be directed to the planning commission chairman, and he can uh disseminate those comments, those questions and comments to the appropriate people.

3:16

Comments should be focused on the application being presented and not something that's not currently being presented at the moment.

3:23

Comments from individuals should be limited to three minutes.

3:25

Uh if you're here to speak on behalf of a group, uh that can be expanded to five minutes for people speaking on on behalf of a larger group.

3:35

Several of the cases are rezoning cases uh this uh this afternoon.

3:40

You'll see this in all your uh presentations today for each case, but there's ten criteria or 11 technically that the zoning ordinance uh says that we have to review rezonings based upon uh number one is it compatible with the development pattern of the area.

3:57

Number two, is it a change in conditions uh or has there been a change of conditions since it was originally zoned?

4:02

Three, does the proposal uh conform with the master plan?

4:06

Four, does it conflict with uh public improvements?

4:09

Five, is does it have an adverse impact on traffic?

4:12

And like I say every month, this is at this rezoning level.

4:16

This is talking about the transportation network in the area, not any immediate improvements that may be required for some future development.

4:23

Um, is it consistent with the development pattern of the area?

4:28

Uh number seven, is it a logical expansion of adjacent zoning?

4:31

Number eight, is it timing appropriate uh given development trends?

4:35

Number nine, does it have any environmental or historic impacts?

4:38

And ten, uh, does it have any adverse impact on health safety and wellness?

Discussion Breakdown — Share of Meeting
Zoning█████████████████████████████████████████████49%
Master Planning██████████11%
Environmental Protection██████7%
Procedural██████6%
Public Engagement██████6%
Engineering And Infrastructure██████6%
Public Safety████4%
Parks and Recreation██2%
Transportation Safety██2%
Summary of Proceedings

Baldwin County Planning and Zoning Commission Meeting – August 2, 2024

The Baldwin County Planning and Zoning Commission convened on August 2, 2024, at 10:00 AM to consider rezoning requests, planned residential developments, a highway setback appeal, and a subdivision preliminary plat. The meeting opened with prayer, the Pledge of Allegiance, roll call (quorum present), and approval of the July 11 work session and regular meeting minutes.

Consent Calendar

  • Approved six items en bloc with no public comment: CSP 24-28 (Vertical Bridge cell tower), CSP 24-29 (Pridmore Storage), CSP 24-30 (Port City Glass Facility), SC24-35 (Pine Nest Subdivision), SD 24-11 (Coleman family exemption), and PER 24-38 (Park View Phase II extension). All approved unanimously.

Public Comments & Testimony

  • Sailors Landing (PRD 24-01): Kevin McCormick (adjacent resident) and Vicky Norris (town council member speaking as a citizen) opposed, citing traffic, school overcrowding, infrastructure strain, and the cumulative impact of nearly 2,000 proposed houses in the Alberta zip code (population ~1,798).
  • Johnson Property (Z24-26): No public comments.
  • Corn Branch LLC (Z24-27): Several residents opposed, including Robert Heidelberg (adjacent property owner), Dan Nevin (White Tail Way), Belinda Baggett (Vasco Road), and Connie Glassford (base community zoning committee member). They argued the rezoning from RA to RSF1 (0.68-acre lots) is incompatible with the surrounding 3–10 acre parcels, would increase traffic on local roads, and contradicts the community's rural character.
  • McCraney/Bear Creek (Z24-29 & PRD 24-06): Multiple speakers opposed, including Allie Doyle (agricultural community concerns), Melinda Kickler (wetland flooding risks), Nancy Harman (real estate broker; cited population density statistics and school impact), Leah Kunz Tucker (land trustee; cited Wolf Bay watershed environmental impacts, traffic, and insufficient time for agency review), George Sillsby (traffic and rural road safety), and Vicky Norris (again raised the 2,000-home figure and lack of county support for schools and infrastructure).
  • Childress Property (Z24-30): Only the applicant spoke in support.
  • Mini Lane PUD (PUD 24-07): Only the applicant spoke.
  • Saddlebrook Subdivision (SPP 24-10): Several residents opposed, including Kimberly Steele (endangered species and watershed impacts), Kim Jones (flooding on County Road 24), Joseph Dean (crime and fire protection concerns), Amy Delaplane (water drainage onto her property), Chuck McLaren (density and quality of life), Linda Miller (wildlife and flooding), Chris Fedore (potable water and construction silt runoff), and Mike Sochet (acknowledged developer reputation but urged careful consideration).

Discussion Items

  • America First Bank (HCA 24-03): Appeal to allow a porch extension, drive-through roof, and parking to remain within the 100-foot highway construction setback at Scenic 98 and CR 32. Staff reported no objections from the Baldwin County Highway Department and recommended approval. Commission approved unanimously.
  • Sailors Landing (PRD 24-01): 226-unit planned residential development on 134 acres in Alberta. The plan eliminated 50-foot lots, expanded open space and amenities (pickleball courts, bike trail, playground, dog park, bus stop), and added a second entrance. Staff recommended approval with conditions (including relocation of the bike path from behind lots). Commission approved with the added condition to relocate a portion of the bike path.
  • Johnson Property (Z24-26): Rezone 0.4 acres from RSF1 to RR to allow a plumbing shop (operating for 40+ years) to add an accessory structure. Staff found compatibility given existing commercial use. Commission recommended approval (motion carried with 2 dissenting votes).
  • Corn Branch LLC (Z24-27): Rezone 5.7 acres from RA to RSF1 (0.68-acre lots) near Silver Hill. Staff recommended approval, citing compatibility with residential development. Commission voted to recommend denial (motion carried) based on incompatibility with surrounding large lots and inconsistency with the future land use map.
  • McCraney/Bear Creek (Z24-29 & PRD 24-06): Rezone 59 acres from RA to RSF2 and approve a 132-unit PRD. Staff recommended approval with six conditions. After public opposition, the commission voted to recommend denial of the rezoning (motion carried with 2 nays) and then denied the PRD (motion carried with 1 nay) because the underlying rezoning was denied.
  • Childress Property (Z24-30): Rezone 8.8 acres from RSF3 to RSF4 to allow smaller lots (7,500 sq ft). Staff noted compatibility with adjacent RSF6 and RSF3 zones. Commission recommended approval unanimously.
  • Mini Lane (PUD 24-07): Final site plan for a 10-unit tiny home PUD (two existing, eight proposed) on 10 acres. The proposal reduced from 30 units and shifted from public sewer to septic. Staff recommended approval with conditions (improve site plan clarity). Commission approved unanimously.
  • Saddlebrook Subdivision (SPP 24-10): Preliminary plat for 339 lots on 167 acres (unzoned area near Fairhope). Staff recommended approval with conditions (ALDOT permits, wetland crossing updates, road improvements). The applicant stated they would improve drainage and upgrade water lines. After extensive public opposition, the commission approved subject to staff conditions.

Key Outcomes

  • Consent Agenda: Approved unanimously.
  • America First Bank Setback Appeal: Approved unanimously.
  • Sailors Landing PRD: Approved with conditions and bike path relocation. (Commission recommends underlying rezoning to RSF2 to County Commission.)
  • Johnson Property Rezoning: Recommended approval (2 dissenting).
  • Corn Branch Rezoning: Recommended denial.
  • McCraney/Bear Creek Rezoning & PRD: Both recommended denial.
  • Childress Rezoning: Recommended approval unanimously.
  • Mini Lane PUD: Approved unanimously.
  • Saddlebrook Preliminary Plat: Approved subject to staff conditions.

Next Meeting: September 5, 2024 (Thursday after Labor Day).

Meeting Transcript

Good evening. I'm gonna call our August 1st Bowen County Planning and Zoning Commission meeting to order. And at this time, if you will stand with me, we'll have a prayer, and then we'll have a pledge of allegiance. Father, we're thankful to you for uh this day and the blessings that we've all enjoyed. And Father, we're thankful for this place that we live in, and for we're thankful for our elected officials, our first responders. We're thankful for our staff that put this meeting together, the hard work they've done to make that happen. Uh father, we're a blessed people to live here. We pray that you'll be with us in this meeting. Bless this meeting tonight. We pray this in the name of Jesus. Amen. For which it stands. One nation under God, indivisible with liberty and justice for all. This time I'll call roll. Brandon Bice here, Robert Davis, Jason Page, Michael Mullock. Here, Greg Seibert here. Jamie Stratiger here. Glenn Seal, Diane Burnett here, Michael Fletcher, here. Danny Bolton, George Waters, here. And Reed Key. Here. Okay, we have a quorum. So at this time, you've each received a copy of the minutes of our last meeting of the July 11th work session and the regular meeting. So if there are no corrections, I'll entertain a motion that those be approved. So moved. All right. Greg Seibert has made the motion to approve to have a second. I'll second it. Mr. Mullock, second the motion. All in favor say aye. Aye. Any opposed? All right. The minutes are approved. Mr. Dixon, you'd like to address the audience tonight. Good afternoon. There we go. So we'll quickly go through some of our public hearing guidelines. We have several public hearings before you this afternoon. First, uh public comments should only be made during the public court public hearing portion of the meeting. When you come to the podium, please state your name and address into the microphone for the record. Comments should be made should be directed to the planning commission chairman, and he can uh disseminate those comments, those questions and comments to the appropriate people. Comments should be focused on the application being presented and not something that's not currently being presented at the moment. Comments from individuals should be limited to three minutes. Uh if you're here to speak on behalf of a group, uh that can be expanded to five minutes for people speaking on on behalf of a larger group. Several of the cases are rezoning cases uh this uh this afternoon. You'll see this in all your uh presentations today for each case, but there's ten criteria or 11 technically that the zoning ordinance uh says that we have to review rezonings based upon uh number one is it compatible with the development pattern of the area. Number two, is it a change in conditions uh or has there been a change of conditions since it was originally zoned?

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