Baldwin County Planning & Zoning Commission Meeting – January 13, 2026

Note: The meeting transcript opens with a reference to "January 8th," but the provided date is January 13, 2026. This summary uses the date supplied in the instructions.

The Baldwin County Planning & Zoning Commission met on the evening of January 13, 2026, at 8:30 PM. After a prayer, pledge, and roll call (quorum present), the commission approved the December 4, 2025 work session and regular meeting minutes, reviewed a consent item, and considered six public hearing cases. The meeting concluded with a public comment period, a staff report on stormwater tools, and a preview of February’s officer elections.

Consent Calendar

• Case PER 25‑49 (South Bend Village Phase 3 & 4 Extension): Approved unanimously (motion by Michael Mullock, second by Brandon Bice). No public comments were received.

Public Comments & Testimony

• Donald Lindsay (adjacent property owner, Lillian boat storage case): Expressed concerns about stormwater runoff and the proposed single entrance on 7th Street, noting potential traffic conflicts with the adjacent boat launch. He urged consideration of a second entrance onto County Road 99.
• Susan Cade (resident): Spoke during the general public comment period about the abuse of family subdivision exemptions. She described a situation where a developer used a family exemption to divide land, then sold lots without going through the regular subdivision process. She requested clearer rules and urged the commission to address ethical loopholes.

Discussion Items

1. Lillian Boat Storage – CPD 25‑03 & SV 25‑24 (Commission Plan Development & Subdivision Variance)

• Staff presentation (Ms. Boykin): A 100‑unit open boat and RV storage on 3.62 acres zoned B‑3. A variance from the usable open space requirement was requested. Staff recommended approval with standard conditions.
• Commission questions: Concern over the number of storage spaces (staff count vs. applicant’s 100) and the single entrance aligned with the boat launch exit. Commissioner Michael Mullock raised traffic hazard issues; other members echoed worries about turning radii and queueing space.
• Applicant (Catherine Clark & developer Dave Gordon) agreed to consider a second entrance or relocation of the driveway to improve traffic circulation. The developer stated they could accommodate a condition for a revised entrance/exit configuration.
• Public comment (Donald Lindsay): Supported a second entrance and raised stormwater concerns.
• Vote on variance (SV 25‑24): Approved unanimously after public hearing closed. (Motion by Scott Schamberger, second by Michael Fletcher.)
• Vote on CPD (CPD 25‑03): An initial motion to deny was withdrawn. A motion to table the case to the March 2026 meeting, pending revised drawings addressing entrance/exit and traffic circulation, carried unanimously. (Motion by Michael Mullock, second by Greg Seibert.)

2. Sweetwater South Subdivision – SP 25‑34

• Staff presentation (Ms. Waters): Preliminary plat for 49 single‑family lots on 34 acres (zoned RSF‑2). Density proposed at 1.49 units/acre (allowable 2.9). Baldwin County Sewer Service’s Malbis treatment plant expansion (to 2 MGD) must be completed and accepted before final plat approval. Staff recommended approval with conditions.
• No public comments or opponents.
• Vote: Approved unanimously subject to staff conditions. (Motion by Scott Schamberger, second by Greg Seibert.)

3. Walking O Cattle Land Subdivision & Replat – SRP 25‑23 & SP 25‑36

• Staff presentation (Ms. Mosley): Replat of Smithville Estates lots 6‑8 (common lot line moves) and preliminary plat for a 4‑lot large‑lot subdivision. Located in an unzoned district, flood zone. Drainage study and wetland assessment completed. One public comment received opposing further subdivisions on Phillipsville Road due to traffic and school capacity.
• Commission: No questions. Applicant’s engineer (Hunter Smith) present.
• Votes: SRP 25‑23 approved unanimously; SP 25‑36 approved unanimously. (Both motions by Scott Schamberger, second by Brandon Bice.)

4. Warner Subdivision – SP 25‑37

• Staff presentation (Ms. Booth): Preliminary plat for a 4‑lot residential subdivision on Library Street. Utilities: Perdido Bay Water, Baldwin County Sewer Service (Lillian plant), Riviera Utilities. Common drives and sewer main improvements required. Side setbacks increased to 11.5 ft for fire flow. Staff recommended approval.
• No public opposition.
• Vote: Approved unanimously. (Motion by Scott Schamberger, second by Brandon Bice.)

5. Coleman Lane Family Exemption Variance – SV 25‑25

• Staff presentation (Ms. Booth): Applicant sought a variance to allow a cousin‑to‑cousin conveyance under the family exemption statute. Alabama Code § 11‑24‑2 defines immediate family as spouse, parent, grandparent, child, grandchild, or sibling – not cousins. Staff recommended denial as the commission lacks authority to waive state law.
• Public comment (Coleman family representative): Opposed the variance; concurred with staff’s recommendation.
• Commission discussion: Chairman clarified there is no discretion under state law to grant such a variance.
• Vote: Denied unanimously. (Motion by Brandon Bice, second by Greg Seibert.)

6. Dollar General Commission Site Plan – CSP 25‑44

• Staff presentation (Ms. Mosley): A 9,100‑sq‑ft discount variety store on 2.31 acres zoned B‑3, located at Ryles Road and State Highway 59. Parking variance (46 required reduced to 30) had been previously approved. Staff recommended approval with conditions, pending ALDOT turnout permit.
• Commission questions: Commissioner Michael Mullock questioned the absence of a sidewalk connection to the adjacent residential subdivision (Cambridge). Applicant (Tara Bennett) stated a second entrance was not supported by ALDOT or the county highway department, and no pedestrian access was proposed, noting it was not required by code.
• No public opposition.
• Vote: Approved unanimously. (Motion by Scott Schamberger, second by Brandon Bice.)

Staff Report & Other Business

• Stormwater Management Update (Jay Dixon): Announced completion of five new AQUA watershed monitoring stations (Magnolia River and Sticks River). A new LID stormwater design tool is near completion; a training session for cities, consultants, and developers is scheduled for February 12, 2026. Partners include Mobile Bay NEP, 5020 Engineering, and Hydro Engineering Solutions.
• Rezoning Actions Summary (December 2025): Four items: a Planned Industrial Development for Pallet One (approved), a PRD for Sea Glade (27 cottage lots with conservation, approved), and two BCZ rezonings (one to RR for a landscaping business, one to B2 for a Dollar General, and one B2 to B3 for a Jack’s fast‑food restaurant in Lillian).
• Next Meeting: Officer elections (Chair and Co‑Chair) will be held at the February 2026 meeting.

Key Outcomes

• Approved: SV 25‑24 (Lillian boat storage variance); SP 25‑34 (Sweetwater South); SRP 25‑23 & SP 25‑36 (Walking O Cattle Land); SP 25‑37 (Warner Subdivision); CSP 25‑44 (Dollar General) – all unanimously.
• Denied: SV 25‑25 (Coleman Lane family exemption variance) – unanimously.
• Tabled: CPD 25‑03 (Lillian boat storage CPD) – tabled to March 2026 for revised entrance/exit design.
• Consent Item Approved: PER 25‑49 (South Bend Village Phase 3 & 4 extension).
• New Business: A public comment on family exemption abuse prompted discussion; staff will continue working with the legislature to amend Alabama Code § 11‑24‑2 to add a 24‑month deed restriction (similar to municipal rules).
• Upcoming: February meeting will include officer elections and a full year‑end permit summary for 2025.