Baldwin County Planning and Zoning Commission Meeting – November 7, 2025

The Baldwin County Planning and Zoning Commission met on November 7, 2025, at 6:30 p.m. (scheduled start) to conduct a regular meeting. The agenda included ten public hearings on subdivision, variance, PUD, and site plan applications, plus approval of the commission’s annual calendar and a year-end report from the Planning Director. Commissioners voted on all items, with several approvals subject to staff conditions and one variance denied.

Consent Calendar

• No items were placed on the consent agenda.

Public Comments & Testimony

• Fairhope 181 Marketplace: No public speakers signed up.
• Resub of Lot 1, Lillian Acres (SV 25‑20): The applicant, Kathy Good, explained hardships including medical issues and septic placement that conflicted with the 60-foot flag requirement. She requested a variance to allow a 30-foot flag. Richard Warner, an adjoining property owner, opposed further subdivision, citing concerns about land cutting and lack of notice. Tracy Gamble (Board of Adjustment) spoke in support of the applicant, arguing that the new regulation timing was unfair.
• Price Grub Subdivision (SV 25‑22, SC25‑49): No public speakers.
• BFLC Rolling Hills Estates West (SPP 24‑26): No public speakers.
• BFLC Rolling Hills Estates (SPP 25‑27): Mark Ryan, attorney for adjacent landowner Thomas Henry, argued that the application was deficient because a pending circuit court condemnation easement had not been defined and that the subdivision plat did not account for the yet‑undetermined easement location. He urged the commission to require resolution of the court case before approval. Applicant Trent Wilson acknowledged the pending litigation but noted an existing 60‑foot dirt road easement that could serve the purpose.
• Summer Grove South (SPP 25‑28): Tracy Williams and Bash Tia Bowler Johnson, area residents, expressed concerns about traffic congestion on County Road 54 and Larry Street Road. The county engineer responded that planned road improvements (extension of Pleasant Road and widening of County Road 64 with traffic signals) were already underway and that developers would contribute to their costs.
• Casa Marsh Replat (SRP 25‑18): No public speakers.
• OPASH Island Road (SD 25‑23): No public speakers.
• Teresa Drive (CSP 25‑31): No public speakers.
• St. Michael’s (CSP 25‑39): Bruce Smith (engineer) had no objections to conditions but asked if future baseball/softball fields would require additional approval – staff confirmed yes.

Discussion Items

• Fairhope 181 Marketplace (PUD 24‑14, CSP 24‑40, SV 25‑05, HCA 25‑03): A planned unit development for an office warehouse with four units on 1.1 acres in Planning District 37. Staff recommended approval with conditions. The highway construction setback variance (HCA 25‑03) and subdivision open‑space variance (SV 25‑05) were also presented. Commissioners voted separately on each: all three motions carried unanimously.
• Resub of Lot 1, Lillian Acres (SV 25‑20, SC25‑44): The variance request sought relief from the 60‑foot flag lot width requirement (to 30 feet) due to a septic system installed before regulation changes. Staff recommended denial, citing that self‑imposed hardship does not qualify. After public testimony, the commission denied the variance (6‑0). The applicant then withdrew the accompanying subdivision application to avoid a four‑month waiting period; the commission accepted the withdrawal (6‑0).
• Price Grub Subdivision (SV 25‑22, SC25‑49): A nine‑lot residential subdivision on 30+ acres in Planning District 12, zoned RSF‑1. The variance allowed a remnant parcel to be excluded. Staff conditioned approval on future development adhering to regulations. Motion to approve variance (6‑0) and subdivision (6‑0).
• BFLC Rolling Hills Estates West (SPP 24‑26): A nine‑lot large‑acre (20+ acres) subdivision on approximately 190 acres unzoned in Planning District 13. The applicant proposed a 160‑linear‑foot bridge over Cowpen Creek but was not required to build it under county regulations. Staff recommended approval with conditions for a Corps of Engineers permit. Approved (6‑0).
• BFLC Rolling Hills Estates (SPP 25‑27): A 36‑lot large‑acre subdivision on 919 acres east of the previous parcel, also unzoned. Staff recommended approval with conditions. Public testimony highlighted a pending circuit court case to define a 30‑foot condemnation easement across the property. Commissioners discussed whether to add a condition requiring resolution of that easement before plat recording. Ultimately, the motion to approve subject to staff conditions carried (5‑1, with Chairman voting aye; the sole “opposed” was not identified but likely the same).
• Summer Grove South (SPP 25‑28): A six‑lot residential subdivision on 36 acres in Planning District 7, unzoned. The subdivision connects to an existing Summer Grove subdivision and includes private ponds. Staff recommended approval with conditions; commissioners asked about road improvements. Approved (6‑0).
• Casa Marsh Replat (SRP 25‑18): A replat of lots 64–72 into four lots, mostly wetlands. Staff recommended approval with condition that all future land disturbance requires permits. Approved (6‑0).
• OPASH Island Road (SD 25‑23): A variance from open‑space requirements for a commercial PUD (additional storage units). Staff noted the subdivision regulations’ open‑space requirement did not contemplate commercial uses. Post‑meeting public comments expressed noise concerns and requested landscape buffers. The variance was approved (6‑0).
• Teresa Drive (CSP 25‑31): Commission site plan for an office warehouse on 0.63 acres zoned M1 in Planning District 39. Staff found it conforms to zoning. Approved (6‑0).
• St. Michael’s (CSP 25‑39): Commission site plan for an accessory structure (concession stand/restrooms and training facility) on 79 acres zoned RA. Staff recommended approval with typical conditions. Approved (6‑0).
• Annual Calendar 2025‑2026: The commission approved the meeting calendar for the upcoming year (motion carried).
• Director’s Report: Planning Director Jay Dixon presented a fiscal year 2024‑25 summary. Key statistics: 38% reduction in variances after regulatory updates; 10% increase in total permits issued; permit processing time down 54%; preliminary plat approval time reduced from 140 to 40 days; final plats from 179 to 54 days; zoning site plans from 68 to 28 days. Goals for FY26 include completing the master plan, implementing a low‑impact development tool, developing a conservation plan for county‑owned properties, and streamlining code enforcement. The commission commended the department’s restructuring for permit intake.

Key Outcomes

• Fairhope 181 Marketplace: HCA 25‑03 approved (6‑0); SV 25‑05 approved (6‑0); PUD 24‑14 and CSP 24‑40 approved (6‑0).
• Lillian Acres Resub: Variance SV 25‑20 denied (6‑0); subdivision SC25‑44 withdrawn and withdrawal accepted (6‑0).
• Price Grub Subdivision: Variance SV 25‑22 approved (6‑0); preliminary plat SC25‑49 approved (6‑0).
• BFLC Rolling Hills West: SPP 24‑26 approved (6‑0).
• BFLC Rolling Hills: SPP 25‑27 approved (5‑1).
• Summer Grove South: SPP 25‑28 approved (6‑0).
• Casa Marsh Replat: SRP 25‑18 approved (6‑0).
• OPASH Island Road: SD 25‑23 approved (6‑0).
• Teresa Drive: CSP 25‑31 approved (6‑0).
• St. Michael’s: CSP 25‑39 approved (6‑0).
• Annual Calendar: Approved (6‑0).
• Next Meeting: Scheduled for December 4, 2025.