OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Baldwin County Planning and Zoning Commission Meeting – February 13, 2026

County Commission — Friday, February 13, 2026
BodyBaldwin County, Alabama
SessionCounty Commission
DateFriday, February 13, 2026
StatusFILED
Video Record
0:00 / 1:24:21

Transcript — Verbatim
0:03

Good evening.

0:04

I'm gonna call our uh February 5th Baldwin County Planning and Zoning Commission meeting to order.

0:10

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

0:19

Our father, we're thankful to you for the blessings of this day.

0:22

We're thankful to the to you for this great county we live in.

0:24

I believe you're the great creator of all that we know, and father, that you have made us to be stewards of this.

0:30

And I just pray tonight that you'll grant us wisdom in what we do here.

0:34

Now, Father, we pray all this in the name of Jesus.

0:36

Amen.

0:38

I pledge allegiance to the flag of the United States of America and to the Republic for which it stands.

0:45

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

0:55

Okay, at this time I'll call our roll.

0:57

Brandon Bias.

0:58

Here, Scott Schamburger, Michael Mullock, Greg Seibert, here, Michael Fletcher, George Waters, Reed Key here, and Doug Lipscom for the first time in a long time.

1:09

We have everyone present, so that's great.

1:12

Um let's deal with our minutes first.

1:19

All of you received a copy of the minutes of our work session and our uh regular meeting on January the 8th.

1:26

Unless there's some changes, recommended changes.

1:28

I'll entertain a motion they be approved.

1:30

So moved.

1:31

Mr.

1:31

Cyberst made a motion that we approve those.

1:33

Do I have a second?

1:34

Second.

1:35

Mr.

1:35

Bice Brandon Bice's second the motion.

1:38

All in favor say aye.

1:39

Aye.

1:40

Any opposed?

1:40

Minutes are approved.

1:46

Let's go ahead and do our consent agenda.

1:48

We only have one item on that, and um, we met with this on this in our work session.

1:54

This is an extension request.

1:56

So I uh would entertain a motion that we approve our consent agenda, which includes PER25-50, the Darby Ridge extension.

2:05

So moved.

2:06

Mr.

2:06

Bice has made a motion to be approved to have a second.

2:10

Mr.

2:10

Shamberger, I think I heard him, he seconded.

2:13

Any questions in the motion?

2:14

All in favor say aye.

2:16

Aye.

2:16

Any opposed?

2:18

All right, that's approved.

2:19

All right.

2:19

Now we'll go into our public hearing cases.

2:21

Mr.

2:22

Dixon, you want to speak to us first?

2:30

Sir, thank you, Mr.

2:31

Chairman.

2:31

So we do have several uh public hearings today.

2:34

So I'm just a reminder that these are the applications that require uh public hearing subdivisions, subdivision variances, conditional use uh site plan approvals, and any kind of regulation change or ordinance amendments.

2:47

Um our public hearing guidelines are uh you public comments should only be made during the public hearing portion of the meeting when you um are called by the chairman to come up after you signed up to come up to the podium up front, state your name and the microphone to speak clearly so because it is being recorded.

3:05

We'll make sure we have it correct for the record.

3:07

Uh comments should be directed to the planning commission chairman, and he can disseminate those contract uh comments as he sees fit.

3:14

Um comments should be focused on the application that's being presented at that time and uh individuals are limited to three minutes.

3:21

And if you're speaking on behalf of a group, just let the chairman know who what group you're representing, and he can give you five minutes.

3:29

Um just a reminder the state law is really clear on where where what we have to do when subdivisions uh meet all of our regulations.

3:37

It does say that we have no discretion to about denying uh applications that have met all of our uh requirements.

3:43

So with that, I'd be glad to answer any questions.

Discussion Breakdown — Share of Meeting
Zoning█████████████████████████████████████████████48%
Procedural█████████████████18%
Community Engagement█████████10%
Public Engagement████████8%
Transportation Safety████████8%
Engineering And Infrastructure████4%
Water And Wastewater Management██2%
Environmental Protection██2%
Summary of Proceedings

Baldwin County Planning and Zoning Commission Meeting – February 13, 2026

The Baldwin County Planning and Zoning Commission held a regular meeting on February 13, 2026, to consider subdivision plats, variances, site plans, and a planned unit development. All commission members were present. The meeting included approval of minutes, a consent agenda, and twelve public hearing items, all of which were approved unanimously by voice vote. Note: The transcript states the meeting was called for February 5th, but the official record reflects February 13, 2026.

Consent Calendar

  • The minutes of the January 8 work session and regular meeting were approved unanimously.
  • Consent agenda item PER25-50 (Darby Ridge extension) was approved unanimously.

Case SC25-60: Garner Trace Resubdivision

  • Staff recommended approval of a two-lot residential resubdivision of Lot 2 of Garner Trace, planning district 22, with future driveways to meet the access management policy.
  • No public speakers were present. The commission approved the preliminary plat subject to staff recommendations unanimously (motion corrected from an earlier misstatement of the case number).

Cases SV25-27 and SC25-62: Highland Ridge Variance and Preliminary Plat

  • Staff recommended approval of a variance for a 30-foot width at the west bend of a 60-foot flag lot and preliminary plat approval for a two-lot resubdivision of Lot 1 of Lillian Acres (22.14 acres, smallest lot 5 acres). A wetland delineation found no wetlands on the property.
  • Public comments were in opposition: Susan Wells, a neighboring property owner, expressed concerns about maintenance of the private Barocco Road, future development density, and drainage; another speaker representing nearby family property cited wetland concerns, inadequate drainage analysis, and title examination issues.
  • The applicant's representative stated there were no intentions to develop beyond the two proposed lots.
  • The commission approved the variance (SV25-27) unanimously, then approved the preliminary plat (SC25-62) unanimously.

Case SC25-63: Briar Subdivision Resubdivision

  • Staff recommended approval of a two-lot residential resubdivision of Lot 2 of Briar Subdivision, planning district 22, RSF-E zoning, with on-site well and septic and Baldwin EMC power.
  • No public speakers. The commission approved the preliminary plat subject to staff recommendations unanimously.

Case SC25-67: Canofflin Subdivision

  • Staff recommended approval of a four-lot residential subdivision (19.06 acres, smallest lot 4.765 acres) in planning district 13, unzoned, south of U.S. Highway 90 on Greek Cemetery Road. Conditions included wetland hatching on the final plat and a warning letter regarding pre-sales.
  • Public speakers were opposed: David Nagel and his wife raised concerns about property line stakes, fencing for their horses, and drainage/flooding. Another speaker mentioned flooding and livestock liability. Staff responded that the stormwater report showed no change in drainage patterns.
  • The commission approved the preliminary plat with staff conditions unanimously.

Case SPP25-39: Fairhope Reserve

  • Staff recommended approval of a 40-lot residential subdivision (31.89 acres, smallest lot 0.46 acres) in planning district 37, RSF-2, north of State Highway 104 and east of St. Michael's Way. Utilities would include Baldwin County sewer (Malbis plant), individual wells, and Riviera electric. Conditions required completion of the sewer plant expansion and installation of amenities before final plat approval.
  • Public commenters Ben Gould and Gary Little, residents of The Verandahs, expressed support for the large lot size but raised concerns about traffic, pedestrian safety, and the need for signalization or turn lanes at the intersection. The applicant's representative said ALDOT was already working on signalizing the intersection.
  • The commission approved the preliminary plat with conditions unanimously.

Case SPP25-41: Belmont Estates

  • Staff recommended approval of a 46-lot residential subdivision in planning district 15, RSF-2, south of Lowry Street and west of County Road 54, with minimum lot size 20,160 square feet. Conditions included completion of the Baldwin County sewer plant expansion and coordination with the county highway department on transportation improvements.
  • No public comments. The commission approved the preliminary plat subject to staff conditions unanimously.

Cases SPP25-43, SPP25-44, and SPP25-45: Point Clear Golf Club Phases 1A, 1B, and 1C

  • Staff presented a combined public hearing for three related subdivision plats: Phase 1A (16 lots), Phase 1B (50 lots), and Phase 1C (57 lots), west of County Road 3 and north of County Road 24, planning district 26, mixed RA and RSF-1 zoning. The PRD had been approved by the Baldwin County Commission on January 20. Conditions included a revised 911 letter, operation and maintenance plan, and landscape plan.
  • Public speakers were opposed or concerned: Donna Cook requested multi-use trails and questioned the 50% reduction in traffic study rates; Emma Langham (allowed without sign-up) expressed concerns about increased traffic and pedestrian safety on County Road 3.
  • The applicant's representative noted the project density was far below the by-right entitlement and that pedestrian trails were included in the approved PRD.
  • The commission voted separately on each phase, approving SPP25-43, SPP25-44, and SPP25-45, each unanimously.

Case SRP25-21: Brown Duck Place

  • Staff recommended approval of a relocated lot line between two existing lots in two subdivisions, planning district 8, B1 zoning. Total acreage 2.785 acres. An updated wetland delineation had no staff objections.
  • No public speakers. The commission approved the revised preliminary plat subject to staff conditions unanimously.

Case CSP25-37: Dollar General Retail Store

  • Staff recommended approval of a commissioned site plan for a 10,640 square foot discount variety store, south of Freshwater Lane and east of County Road 95 in Alberta, planning district 32, M1 zoning. A prior variance reduced parking from 54 to 35 spaces.
  • No public speakers. The commission approved the site plan subject to staff conditions unanimously.

Cases CSP25-38 and PUD25-13: Toy Box South Storage Phase Two

  • Staff recommended approval of commission site plan and planned unit development for five additional office/warehouse/boat/RV storage buildings, south and west of Roscoe Road, Gulf Shores, planning district 30, RR zoning, on approximately 30 acres. No wetland fill was proposed; a 30-foot buffer would be established.
  • No public speakers. The commission approved CSP25-38 unanimously, then approved PUD25-13 unanimously.

Case CSP25-45: Jack's Restaurant

  • Staff recommended approval of a site plan for a 3,055 square foot drive-through restaurant, U.S. Highway 98, south of Powell Lane, Lillian, planning district 33, B3 zoning.
  • No public speakers. One commissioner asked about cross-parcel access but the item was approved subject to staff conditions unanimously.

Election of Officers

  • The commission elected Brandon Bice as vice chair and Stephen Humphrey as chairman for the next year, each by unanimous acclamation.

Key Outcomes

  • All twelve public hearing applications (including the three phases of Point Clear Golf Club) were approved unanimously.
  • The consent agenda and January minutes were approved unanimously.
  • Officers were elected for the upcoming year.
  • The meeting was adjourned; the next regular meeting was scheduled for March 5th.

Meeting Transcript

Good evening. I'm gonna call our uh February 5th Baldwin County Planning and Zoning Commission meeting to order. At this time, if you will stand with me, we'll have a prayer and a pledge of allegiance. Our father, we're thankful to you for the blessings of this day. We're thankful to the to you for this great county we live in. I believe you're the great creator of all that we know, and father, that you have made us to be stewards of this. And I just pray tonight that you'll grant us wisdom in what we do here. Now, Father, we pray all 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 stands. One nation under God, indivisible with liberty and justice for all. Okay, at this time I'll call our roll. Brandon Bias. Here, Scott Schamburger, Michael Mullock, Greg Seibert, here, Michael Fletcher, George Waters, Reed Key here, and Doug Lipscom for the first time in a long time. We have everyone present, so that's great. Um let's deal with our minutes first. All of you received a copy of the minutes of our work session and our uh regular meeting on January the 8th. Unless there's some changes, recommended changes. I'll entertain a motion they be approved. So moved. Mr. Cyberst made a motion that we approve those. Do I have a second? Second. Mr. Bice Brandon Bice's second the motion. All in favor say aye. Aye. Any opposed? Minutes are approved. Let's go ahead and do our consent agenda. We only have one item on that, and um, we met with this on this in our work session. This is an extension request. So I uh would entertain a motion that we approve our consent agenda, which includes PER25-50, the Darby Ridge extension. So moved. Mr. Bice has made a motion to be approved to have a second. Mr. Shamberger, I think I heard him, he seconded. Any questions in the motion? All in favor say aye. Aye. Any opposed? All right, that's approved. All right. Now we'll go into our public hearing cases. Mr. Dixon, you want to speak to us first? Sir, thank you, Mr. Chairman.

SUMMARIZED BY OPENPUBLICA AI
TRANSCRIPT VIA PUBLIC VIDEO
openpublica.com