OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Baldwin County Planning and Zoning Commission Meeting - May 14, 2026

County Commission — Thursday, May 14, 2026
BodyBaldwin County, Alabama
SessionCounty Commission
DateThursday, May 14, 2026
StatusFILED
Video Record
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Transcript — Verbatim
0:04

Good evening.

0:05

At this time on call to order our May 7th Baldwin County Planning and Zoning Commission meeting.

0:11

And if you will, we'll stand at this time.

0:14

We'll have a prayer and a pledge of allegiance.

0:22

Father, we're thankful to you for the day for the blessings we've enjoyed and especially the blessing of living in this great county.

0:28

Thank you, Father, for this opportunity we have to meet.

0:31

We get grant uh pray that you'll grant us wisdom tonight as we conduct the business before us.

0:35

May we honor each other, uh show respect to each other and honor you and all that we say and do.

0:41

We pray this in the name of Jesus.

0:42

Amen.

0:44

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

0:52

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

1:00

All right, at this time I'll call the roll.

1:02

Brandon Bias, Scott Schamberger, here Michael Mullock, Mayor, Greg Seibert here, Michael Fletcher, here, George Waters, Reed Key, Doug Lipscombe.

1:14

Here.

1:14

All right, we have a quorum.

1:18

All right.

1:18

You all received a copy of the minutes of the our last meeting of April the second, the work session minutes in our regular meeting.

1:26

Um unless there's uh comments, changes, I'll entertain a motion they be approved.

1:32

So moved.

1:33

All right.

1:34

Cyberts made a motion to be approved.

1:35

We have a second.

1:36

Mr.

1:36

Chairman, I'll make a second.

1:37

Shamberger has seconded the motion.

1:39

All in favor say aye.

1:41

Aye.

1:41

Aye.

1:42

Any opposed?

1:43

All right.

1:43

Minutes are approved.

1:45

All right, we have one item on the consent agenda.

1:47

This is not a public hearing, which was discussed at our work session.

1:51

So I will introduce that item, which is HCA 26-01.

1:57

This is the Clausen Carport Highway Construction Setback appeal.

2:05

I don't know if staff feels like you need to you want to say anything on that one, or you just want us to move on it.

2:11

Let me do this.

2:12

Let me just ask uh anybody on the plan of commission have any questions.

2:16

We discussed this in the meeting.

2:17

Need staff to come up and say anything.

2:21

I think we were all good with it being on the agenda, so I think we're good.

2:27

I'll entertain a motion on this.

2:31

Recommend approval HCA 2601.

2:36

Okay.

2:37

Mr.

2:37

Fletcher's recommended taking a motion that we approve this item.

2:40

Do I have a second?

2:42

Seconded.

2:43

Mr.

2:43

Seybert, second the motion.

2:44

Any questions on the motion.

2:47

All in favor say aye.

2:48

Aye.

2:49

Any opposed.

2:50

All right, that takes care of our one and only consent agenda item.

2:54

Now we'll move to our public hearings.

2:56

Mr.

2:56

Dixon, do you need to share with us before we get started?

3:01

I didn't copy my presentation of it, so but I know it by heart at this stage.

Discussion Breakdown — Share of Meeting
Zoning█████████████████████████████████████████████56%
Procedural█████████████16%
Engineering And Infrastructure██████████12%
Community Engagement█████6%
Pending Litigation███4%
Master Planning██3%
Veterans Affairs██2%
Public Engagement█1%
Summary of Proceedings

Baldwin County Planning and Zoning Commission Meeting - May 14, 2026

The Baldwin County Planning and Zoning Commission met on May 14, 2026 (note: the transcript refers to the meeting being called to order on May 7, 2026). The meeting included prayer, pledge, roll call, and approval of minutes. Sixteen public hearing items were addressed, covering subdivision plats, site plans, and variances. Most items were approved subject to staff conditions. Significant discussion occurred regarding restrictive covenants on a proposed three-lot subdivision at Horse Neck, a garage setback variance, and a flag lot width variance. Staff provided updates on the master plan and zoning ordinance revisions.

Consent Calendar

  • HCA 26-01 (Clausen Carport Highway Construction Setback Appeal): Approved unanimously.

Public Comments & Testimony

  • No members of the public spoke during the public comment period.

Discussion Items

Oak Ridge RV Park Phase 2 (PUD 26-01)

  • Final site plan for 35 additional RV units. Staff recommended approval with conditions including a revised landscaping plan covering the entire development and possible improvements on Lewis Cooper Road. The applicant's engineer answered questions. Approved.

Stanley Storage Subdivision & Variance (PUD 26-02 & SV 26-04)

  • Site plan for five storage buildings (four pre-existing) and a variance from landscaping buffer and usable open space requirements. Staff recommended approval. Approved separately.

Bella Casa Subdivision (SC 26-09)

  • Preliminary and final plat for a 5-lot residential subdivision on 25.61 acres. Condition: correct final plat to read 50-foot natural buffer. Approved.

Maytower Estates Subdivision (SC 26-10)

  • Preliminary and final plat for an 8-lot residential subdivision on 27.33 acres. Discussion on prescriptive easement for adjacent property. Approved.

Cheval Farm Subdivision (SC 26-13)

  • Preliminary plat for a 9-lot residential subdivision on about 27 acres. Condition: show driveway spacing on final plat. Public speakers expressed support. Approved.

Replat of Lot 27, Ranches of Creekside Preserve (SC 26-14)

  • Preliminary and final plat for a 4-lot subdivision. Conditions: plat in black and white, correct setback line, wording. A commissioner criticized the design for separating a back upland by a wetland buffer, but it met regulations. Approved.

Baywood of Point Clear (SP 25-32)

  • Preliminary plat for a 21-lot residential subdivision on about 29 acres. Conditions: revise plat if rezoning not approved, remove 10-foot strip. Approved.

The Orchard at Horse Neck (SPP 26-01)

  • Preliminary plat for a 3-lot residential subdivision. Strong public opposition from neighbors citing restrictive covenants limiting two dwellings per lot. The chairman stated the commission cannot enforce covenants; it is a civil matter. The applicant intended to build homes for family. Staff noted the proposal meets subdivision regulations. Approved.

JWG Estates (SPP 26-05)

  • Preliminary plat for a 3-lot residential subdivision on about 2 acres. Conditions: obtain commercial turnout permit, install shared driveway. Approved.

Ditterman Place Revised Plat (SRP 26-04)

  • Revised plat combining two existing lots into one. Condition: reflect 5-foot buffer around non-jurisdictional wetland. Approved.

Replat of Lots 1 & 8, Lee and Estates (SRP 26-07 & SV 26-07)

  • Withdrawn at applicant's request. Board approved withdrawal.

Woodmont Phase 2, Lot 120 Variance (SV 26-03)

  • Variance to extend garage 4 feet into front setback on a traffic circle. Staff recommended denial, but the homeowner and builder argued it improves aesthetics and drainage. Neighbors opposed due to uniformity and runoff. Board approved the variance.

Robert Wells Flag Lot Variance (SV 26-06)

  • Variance to allow a 30-foot flag lot width instead of required 60 feet to transfer an existing easement. Staff recommended denial. Applicant explained a 15-year error and need to secure driveway access. Adjacent property owner willing to transfer 30 feet but not more. Board approved.

Licking Good Donuts (CSP 26-09)

  • Site plan for a 5,070 sq ft commercial building with two units. Condition: obtain variance for loading space from Board of Adjustments. Approved.

New Cell Tower (CSP 26-10)

  • Site plan for a 250-foot self-support tower. Public speaker supported for improved cell coverage. Approved.

Dental Office (CSP 26-11)

  • Site plan for a dental office on US 98. Condition: obtain commercial turnout permit from ALDOT. Approved.

Key Outcomes

  • All public hearing items were approved except the withdrawn replat.
  • The board granted variances for garage extension (SV 26-03) and flag lot width (SV 26-06) despite staff denial recommendations.
  • The Orchard at Horse Neck subdivision was approved despite public opposition and known restrictive covenant conflicts.
  • Staff announced upcoming master plan draft presentations within 60 days and ongoing zoning ordinance updates for data centers and solar farms.
  • The meeting adjourned after staff updates.

(Note: The meeting date per the transcript is May 7, 2026, but the user-specified date for this summary is May 14, 2026.)

Meeting Transcript

Good evening. At this time on call to order our May 7th Baldwin County Planning and Zoning Commission meeting. And if you will, we'll stand at this time. We'll have a prayer and a pledge of allegiance. Father, we're thankful to you for the day for the blessings we've enjoyed and especially the blessing of living in this great county. Thank you, Father, for this opportunity we have to meet. We get grant uh pray that you'll grant us wisdom tonight as we conduct the business before us. May we honor each other, uh show respect to each other and honor you and all that we say and do. We 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 stands. One nation under God, indivisible liberty and justice for all. All right, at this time I'll call the roll. Brandon Bias, Scott Schamberger, here Michael Mullock, Mayor, Greg Seibert here, Michael Fletcher, here, George Waters, Reed Key, Doug Lipscombe. Here. All right, we have a quorum. All right. You all received a copy of the minutes of the our last meeting of April the second, the work session minutes in our regular meeting. Um unless there's uh comments, changes, I'll entertain a motion they be approved. So moved. All right. Cyberts made a motion to be approved. We have a second. Mr. Chairman, I'll make a second. Shamberger has seconded the motion. All in favor say aye. Aye. Aye. Any opposed? All right. Minutes are approved. All right, we have one item on the consent agenda. This is not a public hearing, which was discussed at our work session. So I will introduce that item, which is HCA 26-01. This is the Clausen Carport Highway Construction Setback appeal. I don't know if staff feels like you need to you want to say anything on that one, or you just want us to move on it. Let me do this. Let me just ask uh anybody on the plan of commission have any questions. We discussed this in the meeting. Need staff to come up and say anything. I think we were all good with it being on the agenda, so I think we're good. I'll entertain a motion on this. Recommend approval HCA 2601. Okay. Mr. Fletcher's recommended taking a motion that we approve this item. Do I have a second? Seconded. Mr.

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