OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Baldwin County Planning and Zoning Commission Meeting – September 5, 2025

County Commission — Friday, September 5, 2025
BodyBaldwin County, Alabama
SessionCounty Commission
DateFriday, September 5, 2025
StatusFILED
Video Record
0:00 / 1:22:37

Transcript — Verbatim
0:04

Good evening.

0:05

I'm gonna call to order our September 4th meeting of the Baldwin County Planning and Zoning Commission and ask at this time if you will stand with us as we uh have a prayer and a pledge of allegiance.

0:21

Father, we're thankful to you for this uh for this day, and we're thankful to you, Father, especially for the fact that we represent a great county.

0:28

We're fortunate to live here.

0:30

We pray, Father, the citizens of this county we're good stewards of it.

0:34

We're thankful for all of our elected officials, our first responders for our county staff, all that make this uh a good place to live.

0:41

So, Father, we now ask your uh wisdom and insight on this group as we make decisions tonight, may we do things that are best for this county.

0:50

We pray that we each here tonight uh honor you with and respect each other and what we do.

0:56

Pray this in the name of Jesus, amen.

0:58

I pledge allegiance to the flag of the United States of America and to the Republic for which it says one nation under God, indivisible with liberty and justice for all at this time.

1:18

I'm gonna call the roll, Brandon Bias, Robert Davis, Scott Schamburger, Michael Mullet here, Greg Seibert here, Jamie Stratager here, Diane Burnett, Michael Fletcher, George Waters here, Reed Key.

1:37

Okay, we have a quorum.

1:39

At this time, you've each uh received a copy of the minutes of the uh August 7th meetings or regular meeting, our uh work session and a review meeting.

1:50

So I would entertain a motion that those minutes be approved unless there's any comments or corrections.

1:56

So moved.

1:58

All right, Mr.

2:00

Cybers made a motion that the minutes be approved.

2:02

Do I have a second?

2:03

Second it.

2:04

Okay, Mr.

2:05

Mullock second the motion.

2:06

All in favor say aye.

2:08

Aye.

2:08

Any opposed?

2:10

Those are approved.

2:18

All right, we have we've already been through our agenda in our work session, so I would like to uh have a motion that our uh agenda be uh proposed agenda be approved.

2:29

Do I have a motion?

2:33

So moved.

2:34

Okay.

2:36

We have a second.

2:37

Second.

2:38

All in favor say aye.

2:40

Aye.

2:41

Any opposed?

2:42

Motion carries.

2:43

All right.

2:43

So we're gonna take our first item, which is not a public hearing item.

2:47

We actually had the public hearing on this item a while back.

2:52

So we're gonna go ahead and do this item first, and then our planning director will come up after that and have some words to say.

3:00

So let's uh go to our first item then, which is the Magnolia Glenn Subdivision SPP 25-06.

3:08

Ms.

3:09

Waters.

3:11

Uh thank you, Mr.

3:12

Chairman.

3:12

And just um, as a recap here, this case was originally presented at the June 5th meeting.

3:19

And the motion of that meeting from the take the planning commission was to table this request to allow the applicant to provide staff with possible additional information regarding the concerns of the capacity for the Fort Morgan sewer treatment plants.

3:46

So as of today, um, staff can say that we have reached out to aid them, and we have been notified that no new information regarding a permit expansion for that treatment plan has been issued to date.

4:08

Okay.

4:09

Therefore, our conditions are still the same.

4:13

Um I'd be happy to go over the staff report in the presentation if you'd like me.

4:19

I don't think there's unless somewhat implanted, but I think uh anybody feel like you need that.

4:26

Okay, I don't think that's necessary, Mr.

4:28

Chairman.

4:29

If I may um for the record, um, just uh point of clarity.

4:33

Um, when we discuss you know capacity issues, what is it meant by that?

4:38

You know, our assessment is based on ADM publicly available records, and that's that's where we make our assessment.

4:43

We're talking about during the peak tourist season of the year.

4:47

That's typically uh where we're seeing it's from uh you know starting in May and then run through maybe August.

4:53

So just those summer months is what we're talking about with capacity um issues.

4:57

Now the rest of the year, the plant has no problem, and that's public data.

Discussion Breakdown — Share of Meeting
Zoning█████████████████████████████████████████41%
Water And Wastewater Management█████████████████████21%
Waste Management████████████████16%
Procedural████████████12%
Engineering And Infrastructure███3%
Environmental Protection███3%
Community Engagement██2%
Public Safety██2%
Summary of Proceedings

Baldwin County Planning and Zoning Commission Meeting – September 5, 2025

The Baldwin County Planning and Zoning Commission met on September 5, 2025 (the transcript references September 4, but the official meeting date is September 5 per instructions). The meeting included a consent agenda, several subdivision approvals, a commission site plan, a conditional use for a house of worship, and a presentation from the Solid Waste Authority. The commission also received a director’s report on permit trends. A key discussion focused on sewer capacity for the Magnolia Glenn Subdivision.

Consent Calendar

  • Minutes Approval: The minutes from the August 7, 2025 work session and review meeting were approved unanimously.
  • Agenda Approval: The proposed agenda was approved unanimously.

Public Comments & Testimony

  • Magnolia Glenn Subdivision (SPP 25-06): Dwayne Smith, representing the developer, noted that Baldwin County Sewer was present. Jerry McManus from Baldwin County Sewer explained that the Fort Morgan treatment plant has constructed capacity but is awaiting an ADEM permit expansion. The plant had six days exceeding permitted capacity in the past 12 months, with average flows under 900,000 GPG. The permit was first filed June 30, 2023, with a final revision in August 2025; a draft permit is expected within 3-4 months.
  • Tealwood Estates Phase 3 & 4 (SPP 25-17): No public speakers signed up, but a commissioner asked about a possible traffic signal at the intersection of 55 and Underwood Road due to a blind hill. Staff responded there are no current plans for a traffic light, but the 55 corridor is being studied for long-range improvements.
  • House of Worship (CSP 25-23): Boobakarmega (spoke on behalf of the applicant) stated the property is changing from a bed and breakfast to a house of worship.
  • Other items (SC 25-38, SC 25-40, SC 25-41, SC 25-43, CSP 25-22): No public speakers signed up.

Discussion Items

  • Magnolia Glenn Subdivision (SPP 25-06): Staff reported that no new information on the Fort Morgan sewer treatment plant capacity permit expansion had been received. The commission discussed the distinction between storage and process capacity, and the use of “surge capacity” during peak tourist season. A will-serve letter from the sewer company had a 12-month expiration. After debate, a motion to approve with staff conditions passed 4-3 (roll call: Seibert, Fletcher, Waters, Chairman voted yes; Mullock, Stratiger, Burnett voted no). The approval allows preliminary plat but final plat cannot be approved until capacity issues are resolved per subdivision regulation 4.5.7.
  • Tealwood Estates Phase 3 & 4 (SPP 25-17): Staff presented 148 lots across two phases, with conditions requiring turn lanes at subdivision entrances and at the intersection of Underwood and 55. The PUD site plan was approved in August 2023. Staff recommended approval.
  • Rentals Ready Mix Subdivision (SC 25-40): A two-lot non-residential subdivision, approved with staff conditions.
  • Sanctuary Place (SC 25-41): An eight-lot residential subdivision on 9.98-acre minimum lots, approved with staff conditions.
  • Comstock Place (SC 25-43): A five-lot subdivision on 20 acres, approved with staff conditions.
  • Rentals Ready Mix Commission Site Plan (CSP 25-22): For rebuilding an office destroyed by fire, approved with conditions.
  • House of Worship (CSP 25-23): Change of use from bed and breakfast to house of worship, approved with conditions. A commissioner questioned condition #5 (revocable permit) since a house of worship is a permitted use; staff explained it is standard for all commission site plan approvals.
  • Solid Waste Authority Presentation: Director Terry Graham highlighted the new material recovery facility (opened Jan 2025, cost $28.6 million, processed 2,700 tons of recyclables, 2,000 loads accepted), curbside recycling subscription service ($10/month, rolling out countywide through 2026 in 10 zones), and the new Fair Hope CHARM facility (hazardous waste drop-off). The county’s recycling rate increased from 25% to 35% due to ADEM rule changes. The gas-to-energy plant began pipeline injection in February 2025.
  • Director’s Report: Staff provided permit trends showing consistent preliminary plat approvals, an increase in final plats (lagging from 2023), and a decrease in zoning variances due to clearer regulations. Three zoning applications at the County Commission were noted: one withdrawn, two approved.

Key Outcomes

  • Magnolia Glenn Subdivision (SPP 25-06): Approved 4-3 with staff conditions. Preliminary plat allowed; construction and final plat require proof of sewer capacity.
  • SC 25-38 (Resubdivision Lot 3 North Royal Estates): Approved unanimously with staff conditions.
  • SC 25-40 (Rentals Ready Mix Subdivision): Approved unanimously.
  • SC 25-41 (Sanctuary Place): Approved unanimously.
  • SC 25-43 (Comstock Place): Approved unanimously.
  • SPP 25-17 (Tealwood Estates Phase 3 & 4): Approved unanimously with staff conditions, including turn lane requirements and phased deadlines.
  • CSP 25-22 (Rentals Ready Mix Site Plan): Approved unanimously with staff conditions.
  • CSP 25-23 (House of Worship): Approved unanimously with staff conditions.
  • The meeting adjourned until the October meeting (Chairman absent, Vice Chair Brandon Bias to preside).

Meeting Transcript

Good evening. I'm gonna call to order our September 4th meeting of the Baldwin County Planning and Zoning Commission and ask at this time if you will stand with us as we uh have a prayer and a pledge of allegiance. Father, we're thankful to you for this uh for this day, and we're thankful to you, Father, especially for the fact that we represent a great county. We're fortunate to live here. We pray, Father, the citizens of this county we're good stewards of it. We're thankful for all of our elected officials, our first responders for our county staff, all that make this uh a good place to live. So, Father, we now ask your uh wisdom and insight on this group as we make decisions tonight, may we do things that are best for this county. We pray that we each here tonight uh honor you with and respect each other and what we do. Pray this in the name of Jesus, amen. I pledge allegiance to the flag of the United States of America and to the Republic for which it says one nation under God, indivisible with liberty and justice for all at this time. I'm gonna call the roll, Brandon Bias, Robert Davis, Scott Schamburger, Michael Mullet here, Greg Seibert here, Jamie Stratager here, Diane Burnett, Michael Fletcher, George Waters here, Reed Key. Okay, we have a quorum. At this time, you've each uh received a copy of the minutes of the uh August 7th meetings or regular meeting, our uh work session and a review meeting. So I would entertain a motion that those minutes be approved unless there's any comments or corrections. So moved. All right, Mr. Cybers made a motion that the minutes be approved. Do I have a second? Second it. Okay, Mr. Mullock second the motion. All in favor say aye. Aye. Any opposed? Those are approved. All right, we have we've already been through our agenda in our work session, so I would like to uh have a motion that our uh agenda be uh proposed agenda be approved. Do I have a motion? So moved. Okay. We have a second. Second. All in favor say aye. Aye. Any opposed? Motion carries. All right. So we're gonna take our first item, which is not a public hearing item. We actually had the public hearing on this item a while back. So we're gonna go ahead and do this item first, and then our planning director will come up after that and have some words to say. So let's uh go to our first item then, which is the Magnolia Glenn Subdivision SPP 25-06. Ms. Waters. Uh thank you, Mr. Chairman. And just um, as a recap here, this case was originally presented at the June 5th meeting. And the motion of that meeting from the take the planning commission was to table this request to allow the applicant to provide staff with possible additional information regarding the concerns of the capacity for the Fort Morgan sewer treatment plants. So as of today, um, staff can say that we have reached out to aid them, and we have been notified that no new information regarding a permit expansion for that treatment plan has been issued to date. Okay. Therefore, our conditions are still the same. Um I'd be happy to go over the staff report in the presentation if you'd like me.

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