Baldwin County Planning Commission Meeting – August 10, 2026

The Baldwin County Planning Commission met on August 10, 2026 (the supplied meeting date; the transcript opens by reciting 'Thursday, August 6th'). A quorum was present. The commission approved prior minutes and a consent agenda, held a lengthy public hearing on the draft 2026 county master plan that ended in the plan's withdrawal from the agenda, and then heard and voted on subdivision plats, a variance, and a cell tower conditional-use request. No agenda or minutes were provided with the transcript.

Consent Calendar

• The commission approved the minutes of the July 9 work session and regular meeting.
• The consent agenda was approved unanimously, covering HCA 26-03 (Clavell Highway Construction Setback Appeal), HCA 26-06 (JPV Wahoo Holdings Highway Construction Setback Appeal), PER 26-20 (Highlands at Fish River Phase 1-2-3-4 subdivision extension), and PER 26-22 (London's Landing subdivision extension).

Draft 2026 Master Plan – Public Hearing and Withdrawal

• The chair announced that a request had been made to pull the draft master plan from consideration because of significant concerns and requests from municipalities for more input. The commission held the public hearing anyway; the chair said comments would be recorded and another public hearing will be held when the plan returns.
• Alan Warner said his family's properties were labeled under farmland preservation; he asked for continued dialogue and objected to taking development rights without compensation, while noting his land is in a zoned, developed area with utilities and may have been mislabeled.
• James Phillips (Baldwin County Cattle Association board) questioned whether the plan protects farmers or subdivisions, said the average cattleman is 63 years old, and argued zoning or devaluation would hurt farmers' retirement and borrowing ability; he opposed placing the burden on farm families.
• Joan (surname unclear) of County Road 32, Alberta, opposed land restrictions as an unfair burden and argued they reduce property rights and values without compensation.
• Clark Strong, a non-farmer and sixth-generation resident, supported the master plan as a guide, urged sector plans to manage growth, and cited traffic, hurricane evacuation, safety, and lack of utilities.
• Abby Epperson opposed the proposed new road from County Road 83 across Eagle Trace Road to County Road 95, saying County Road 20 already exists a quarter-mile south and connects to County Road 95; she asked that the alignment be removed.
• Pat Ashe, a Fairhope developer, said he learned of the plan in the previous 24 hours and asked for decisions based on utility availability and surrounding neighborhood characteristics rather than broad-stroke designations.
• Michael Ludvigson (immediate past chair, Fort Morgan Planning and Zoning Advisory Committee, District 25) thanked the commission, supported pulling the plan for more input, and encouraged wider education and district-level engagement.
• John Beddock, a fourth-generation farmer in Alberta, said lower land values would hurt annual operating loans and could be 'the final nail in the coffin' for some farmers.
• Kate Kisler, on behalf of Mobile Baykeeper, said stakeholders had not been adequately engaged; she supported the plan's watershed stormwater management, wetland buffers, and growth-steering provisions, but said implementation still depends on future regulatory tools and county commitment; she supported tabling.
• Judy Smith, an ag-land owner and development-industry employee, said the draft projects about 87,000 additional homes by 2050 without showing the supporting calculations or infrastructure capacity; she asked for a formal written comment period, regional town halls, and an implementation framework with timelines and benchmarks.
• Laura Delegaw, a third-generation Baldwin County resident and Vernet Park community member, supported the plan and said she was happy with how it conserved her heritage community.
• Tater Harris, a commissioner-elect from Orange Beach, said he was not in favor of the plan, criticized the fast timeline, said it did not consider farmers' land values and bank collateral, and supported tabling.
• Michael Bankister of Stapleton said he learned about the meeting the previous day, described crowded development and sewer-system problems near his home, and urged sensible planning, larger parcels, and better infrastructure oversight.
• Greg Bartle said he and his family opposed the farmland-preservation portion, argued it would devalue a small number of properties, described failed attempts to sell part of his farmland, and said the burden should be shared countywide.
• County Commissioner McKenzie thanked the public and staff, said the county commission tasked staff with the plan about 18 months ago, and supported taking more time to refine it.
• Gary Gover (Fairhope; MPO bicycle-pedestrian committee and Fairhope advisory boards) recommended a steering committee including the MPO, Fairhope, and other municipalities to make the plan more successful.
• Commission members acknowledged the concerns and said the plan is a guide, not a zoning document, though some pushed back and noted the plan, as written, would influence future zoning and subdivision regulations. Several commissioners stressed the need for broader stakeholder engagement, including agricultural, real estate, and financial communities.
• Mr. Schamberger said the plan is sometimes implemented as regulatory rather than only a guide; he asked for a formal engagement platform and more staff discretion. Mr. Key said the farmland-preservation designations put 'crosshairs' on farmers but may carry value; he called for listening and refinement.
• The chair asked speakers to submit written comments and said there will be further public hearings. Commissioner Schamberger moved to withdraw the draft 2026 master plan from the night's agenda; Commissioner Bias seconded. The motion carried unanimously by voice vote.

Subdivision, Variance, and Conditional-Use Public Hearings

• SV26-11 / SC26-19 (T&K Subdivision resubdivision): Staff proposed a two-lot subdivision of 13.62 acres (smallest lot 1.26 acres) on well, septic, and Baldwin EMC. A variance was requested from Section 5.5.7B because existing Glass/Spivy Road pavement measured 12.4 and 13 feet where 18 feet is required. Staff made no recommendation on the variance and recommended plat approval with conditions. The variance and preliminary/final plat were both approved unanimously.
• SC26-21 (Love Legacy Estates): A three-lot RSF-2 subdivision (2.95 acres, smallest 0.47 acre) was approved with staff conditions, including corrected setbacks; a shared 100-foot driveway easement would serve all three lots, per the City of Daphne. Sarah Lyle (PLS Group) answered questions.
• SC26-22 (Corcoran Subdivision): A two-lot RA subdivision (11.37 acres, smallest 3.52 acres) west of Magnolia Springs Highway and south of County Road 26 was approved with conditions. Laura Delegaw voiced drainage concerns; staff said the engineer's drainage calculations showed water would be routed around a future home and access would be off County Road 26.
• SC26-23 (J Cattle Subdivision resubdivision): A seven-lot RA subdivision (63.133 acres, smallest 3 acres) was approved with conditions. Glenn Secora supported the owner's responsible development. Dana Naith, a downhill neighbor, reported existing erosion and asked for denial or postponement, or for conditions requiring drainage completion before construction, ongoing developer responsibility, and no further subdivision. The commission approved with staff conditions and noted it could not impose a no-future-subdivision restriction; it relies on the accepted drainage letter and county engineer review.
• SPP26-10 (CW Stable Side Estates Phase Two): A 15-lot preliminary plat (78.76 acres, smallest 3.17 acres) east of the Baldwin County Beach Express and north of County Road 38 was approved with conditions for private drives/hammerheads, HOA documents, and county commission approval.
• SPP26-11 (Wilson Creek North): A four-lot preliminary plat (35.41 acres, smallest 3.25 acres) west of US 31 and off Pine Road South was approved with a condition that the common shared drive be installed, inspected, and completed before final plat. Eric Seals, an adjacent property owner, raised traffic concerns on Bromley Road and Highway 39.
• SPP26-12 (Wilson Creek South): An 11-lot preliminary plat (52.28 acres, smallest 3 acres) west of US 31 and off Pine Road South was approved with conditions, including completion of common drives before final plat.
• CSP26-18 (County Road 32 Cell Tower): A conditional-use request for a 250-foot self-support tower west of Joe Gottler Road and north of County Road 32 in the Alberta area was approved with staff conditions, including an FCC compliance letter after a lease with Verizon is in place. Applicant representatives Trace Barnett and Wayne Barnett were present to answer questions.

Transportation and Long-Range Planning Comments

• A commissioner encouraged road classifications to consider more than traffic counts, including wide-load movement and farm equipment. Staff responded that classifications are reviewed periodically and described ongoing long-range projects, the July 14 Road and Bridge presentation, and 50 targeted intersections; the presentation is available on the county website.

Key Outcomes

• The draft 2026 master plan was withdrawn from the agenda by unanimous motion; further stakeholder and municipal input will be gathered before it returns.
• The consent agenda was approved unanimously, including two highway construction setback appeals and two subdivision extensions.
• All nine public hearing items were approved: SV26-11, SC26-19, SC26-21, SC26-22, SC26-23, SPP26-10, SPP26-11, SPP26-12, and CSP26-18.
• The chair invited written comments to the planning department and adjourned to the next regular meeting on September 3.