Baldwin County Planning and Zoning Commission Meeting – June 9, 2025

The Baldwin County Planning and Zoning Commission met on June 9, 2025, at 3:30 PM to consider several subdivision plats, variances, and a director's report. The meeting began with prayer, the Pledge of Allegiance, roll call (quorum present), approval of the agenda with an added consent item, and approval of the May 1, 2025 minutes. Three consent agenda items were approved. Ten public hearings were held on subdivision and variance applications, resulting in eight approvals, one approval with a variance, and one item tabled. The meeting concluded with a director's report covering transportation projects, zoning actions, permit statistics, and interagency coordination.

Consent Calendar

• PER 25-17 (Silver Springs subdivision extension), PER 25-18 (Iron Horse subdivision extension), and PER 25-27 (Horse subdivision extension) were approved unanimously.

Public Comments & Testimony

• Dan Valentin (resident of 17807 Orchards Lane) spoke on case SC25-22 (Bermeister subdivision), seeking information about the number of houses and access points; he stated he was neither for nor against.
• Ronald and Sandra Von Droba spoke on SC25-22, asking whether the property could be used for commercial or multiple dwellings; staff clarified it is residential.
• Nick (last name not given) spoke on SC25-22, asking about the BCZ zoning and the process for future denser development.
• Joshua Baxter spoke on SC25-22, asking additional questions about the BCZ zoning and potential rezoning.
• Diane Long (nearby resident) spoke on SPP25-07 (Venture 87), expressing strong opposition due to concerns that the unzoned status could allow RVs and campers, leading to a “low rent district” appearance.
• Daniel Eastbroom (adjacent property owner) spoke on SPP25-06 (Magnolia Glenn), requesting a fence buffer and expressing concern that the retention pond spillway could worsen existing flooding on County Road 49.

Discussion Items

Public Hearing Cases

• SC25-13 (Cypress Hollow Replat) – Staff presented a two-lot residential subdivision replat in Planning District 7 (unzoned). Conditions included correcting data tables and adding a wetland note. No public comment. Approved unanimously.
• SC25-20 (Quinley Farm Subdivision) – A two-lot residential subdivision in Planning District 1 (unzoned) on ~30 acres. Staff recommended approval with no conditions. No public comment. Approved unanimously.
• SC25-22 (Bermeister Subdivision) – A two-lot subdivision in Planning District 8, zoned BCZ (Base Community Zoning), on ~29 acres. Staff recommended approval. Public speakers raised questions about allowed uses, potential for future development, and the zoning designation. Staff and commissioners clarified that each lot can have up to two single-family dwellings (including mobile homes) and that future rezoning or further subdivision would require additional public hearings. Approved unanimously.
• SC25-24 (TBG-CR87 Subdivision) – A two-lot non-residential commercial subdivision in Planning District 22, zoned B2 and RA (with an RA parcel pending rezoning). Staff recommended approval with conditions: documentation of CTP inspection, approval of rezoning Z2516 by the county commission prior to final plat, and staff authorization to circulate the plat. The applicant (authorized agent) spoke briefly. No public opposition. Approved unanimously.
• SC25-27 (Kettleson Subdivision) – A five-lot commercial subdivision in Planning District 22, zoned M1 (light industrial), on ~38 acres. Staff recommended approval with no conditions. Commissioners asked about water availability (wells proposed) and noted the M1 zoning. The surveyor (Michael Johnson) confirmed that water provider letters were not returned. Approved unanimously.
• SPP25-06 (Magnolia Glenn Subdivision) – A 61-lot residential subdivision in Planning District 21, zoned RSF2, on ~36 acres. Staff recommended approval with several conditions, notably that sewer capacity from the Fort Morgan treatment plant must be confirmed before final plat approval (plant currently lacks capacity). Public speaker Daniel Eastbroom requested a fence and expressed flood concerns. Commissioners extensively discussed the sewer capacity issue and the possibility of routing to the Summerdale plant. After deliberation, a motion was made to table the case until the September meeting to allow the applicant to obtain more information on sewer capacity. The motion passed on a roll call vote: 5 in favor (Davis, Mullock, Stratiger, Burnett, Chairman), 2 opposed (Shamberger, Fletcher). The item was tabled.
• SPP25-07 (Venture 87 Subdivision) – A four-lot subdivision in Planning District 13 (unzoned) on ~23 acres. Staff recommended approval with a condition to obtain a commercial turnout permit for a major residential driveway (required because the subdivision cannot meet 240-foot spacing on County Road 87). Public speaker Diane Long opposed, citing concerns about RVs and unmaintained properties in unzoned areas. Commissioners noted that unzoned status limits their ability to restrict uses. Approved unanimously.
• SPP25-08 (BFLC Calpin Creek Phase 3) – A five-lot residential subdivision in Planning District 13 (unzoned) on ~118 acres. This is a resubmission after a previous preliminary plat expired and a final plat was denied. Staff recommended approval with a condition that all final plat signatures be dated after staff authorization. No public comment. Approved unanimously.
• SPP25-11 (CC 77 Subdivision) – A 17-lot residential subdivision in Planning District 22, zoned RA, on ~72 acres. Staff recommended approval with a condition that all driveways meet access management policy. Commissioners asked about buildable area on Lot 4 (staff confirmed >40,000 sq ft of upland) and noted septic systems. No public comment. Approved unanimously.
• SPP25-15 (Heritage Farm Subdivision) – A 23-lot residential subdivision in Planning District 22, zoned RA, on ~80 acres. Staff recommended approval with conditions regarding wetland signage and a note about stormwater areas. Commissioners inquired about a common area and street dedication. The applicant (Jay Robertson) explained the common area serves existing drainage. No public comment. Approved unanimously.
• SRP25-08 (Revised Plat) and SV25-09 (Variance) – Nancy Hayden requested to expand Lot 9 of Marlowe Meadows by 3 acres from an adjacent parcel. Staff recommended approval of the variance for a remnant parcel and the revised plat with a condition to obtain a property line adjustment exemption. No public comment. Variance approved unanimously; revised plat approved unanimously.

Director's Report

• Transportation Projects (presented by Mark): Updates on road capacity and connectivity projects: (1) CR 64 widening (2 miles east from 181 to 59) – clearing underway; utility relocations expected 12–18 months; then road widening and signal at CR 54. (2) Corrected skewed intersection at Old Foley Road and Hwy 98 – completed with new 90-degree alignment and right-turn lane. (3) New traffic signal and turn lanes at CR 12 and CR 65 – completion expected by end of year. (4) CR 65 extension northward – paving completed from CR 24 to CR 28; right-of-way acquired for segments to CR 32 and CR 34 (signal at CR 32); environmental document for CR 36 to CR 48 underway (wetlands and bridges). (5) Drainage improvements at 29 locations from ER grant (Hurricane Sally repairs) – nearly complete; box culverts at CR 24 and CR 65 completed; upcoming 3–4 week closure on CR 32 bridge between CR 87 and CR 95. (6) Adoption of access management policy: four driveway types (agricultural, minor residential, major residential for 2–5 lots, commercial); spacing standards: 240 feet on arterial/collector roads, 120 feet on local roads; commercial turnouts follow ALDOT standards. Commissioner requested more bike lanes and sidewalks; staff noted a TAB grant application for multi-use trail on Hwy 98 to Magnolia Springs.
• Zoning Actions by County Commission (May 20): Three rezoning applications were denied: (1) Jim and Donna Enterprises (Mifflin area, recommended denial by P&Z) – denied. (2) Woodpecker Lane (neighborhood, RSF1 to RR) – denied. (3) Grantham Road (RR to B3) – denied. PD 26 local provisions update (allowing PRDs with criteria) was approved.
• Permit Statistics (through April 30, 2025): Preliminary plat applications up; final plats down slightly; subdivision exemptions created 212 lots vs 375 final plat lots; PUDs down; commercial site plans slight down; rezonings up (correction due to new districts). Overall permit activity consistent with prior year.
• Interagency Coordination: Grant with Mobile Bay NEP for four new hydraulic gauges in watersheds (including three on Sticks River) to improve stormwater modeling; development of LID review tool and training; ongoing coordination with four ETJ cities (Magnolia Springs, Summerdale, Foley, Loxley).

Key Outcomes

• Approved consent calendar items (PER 25-17, 25-18, 25-27) unanimous.
• Approved 9 subdivision cases (SC25-13, SC25-20, SC25-22, SC25-24, SC25-27, SPP25-07, SPP25-08, SPP25-11, SPP25-15) and one revised plat (SRP25-08) unanimous.
• Approved variance (SV25-09) unanimous.
• Tabled SPP25-06 (Magnolia Glenn) until September meeting on a 5-2 roll call vote (Davis, Mullock, Stratiger, Burnett, Charman in favor; Shamberger, Fletcher opposed).
• Received and discussed director's report; no further actions taken.
• Meeting adjourned.