Local Government Update - July 2026

Baldwin County Planning Commission Meeting – July 9, 2026

91-Lot Subdivision Request Tabled

The Baldwin County Planning Commission tabled a request for preliminary plat approval of Benjamin’s Run, a proposed 91-lot mixed-use development located north of Highway 98 and east of County Road 95. The development includes 88 townhouse lots and three commercial lots on property zoned RMF-6 and B-2. Commissioners expressed concerns that while the proposal technically met subdivision regulations, the layout did not reflect the intent of the county’s recently adopted usable open space standards. Additional questions were raised regarding parking, solid waste collection, and the updated drainage study, which had been submitted after the staff report was published and had not yet been fully reviewed. The Commission voted to table the application until staff has additional time to review the revised drainage plans and the applicant can provide further details regarding parking and garbage collection.

Benjamin's Run Proposed Plat

Phases 1A and 1B Approved for Lanterna

The Baldwin County Planning Commission approved the preliminary plat for Phase 1A of the Lanterna development, consisting of 54 townhouse lots on approximately 89 acres. The property is located west of Hwy. 181 and north of Pleasant Rd., southeast of Daphne. The project is part of a previously approved Planned Residential Development (PRD) and includes multiple future residential phases.  Phase 1B was also approved for 24 residential lots on 14 acres and will provide a connection to Pleasant Rd. When fully built out in all planned phases the development will contain a total of 294 lots.

Lanterna Phases

Large Lot Subdivision Approved

The Baldwin County Planning Commission approved the preliminary plat for CW Stableside Estates Phase 1, a 16-lot residential subdivision located east of Baldwin Beach Express and north of County Road 38. The subdivision features one-acre lots utilizing septic systems and East Central Baldwin County Water service.

Planning Jurisdiction Agreements to Expire

Baldwin County's planning jurisdiction agreements with the Cities of Loxley, Summerdale, and Magnolia Springs will expire over the coming month and are not expected to be renewed by the current County Commission. As a result, subdivision review responsibilities in those unincorporated planning areas will return entirely to Baldwin County. Changes in state law, updated county subdivision regulations, and efforts to eliminate overlapping jurisdiction and duplicative permitting have reduced the need for the agreements.

Fairhope Planning Commission Meeting – July 6, 2026

Cell Service to Improve Near Fairhope High School

The Fairhope Planning Commission approved a utility review request from AT&T for installation of a new small cell wireless facility along 18800 South Greeno Road near Fairhope High School. The proposed installation will consist of a 43-foot pole designed to improve wireless coverage and network capacity in the area, particularly during high-attendance events at the nearby athletic facilities.

Murphy USA Receives Site Plan Approval

The Fairhope Planning Commission approved the site plan for a new Murphy USA convenience store and fuel station at Planter's Pointe, located at the northwest corner of Highway 181 and Highway 104. The approximately 2,800-square-foot convenience store will include 16 fueling positions beneath a fuel canopy.

Murphy USA Rendering

Annexation Recommended for 43-Acre Residential Development

The Fairhope Planning Commission recommended approval of a request to conditionally annex approximately 43 acres southeast of the intersection of County Road 13 and Moseley Road into the City of Fairhope. The property would receive R-1 Single Family Residential zoning with a voluntary restriction limiting development to a maximum density of 1.4 dwelling units per acre, substantially below the City's standard R-1 density allowance of approximately 2.9 units per acre. Based on preliminary estimates, the restriction would allow approximately 60 residential lots, although the final yield will depend upon wetlands, environmental constraints, and future subdivision design. Representatives of Tower Homes told commissioners they intend to develop a neighborhood of larger homes that fills a market gap between entry-level production housing and high-end custom homes.

Daphne City Council Meeting – July 6, 2026

Daphne Adopts Temporary Multifamily Development Moratorium 

The Daphne City Council established a 180-day moratorium on accepting and processing applications for multifamily, garden apartment developments while the City completes revisions to its Land Use and Development Ordinance. New multifamily garden apartment projects covered by the ordinance cannot be submitted or processed during the moratorium. Townhomes, duplexes, condominiums, single-family detached dwellings, or other residential development types are unaffected.

Gulf Shores City Council Meeting – July 13, 2026

Land Exchange Approved for Future Transportation Corridor

The Gulf Shores City Council approved a land exchange with the Alabama Department of Conservation and Natural Resources involving approximately 30 acres of state-owned property and 53 acres of city-owned property. City officials explained that the exchange will preserve a future transportation corridor through Gulf State Park, allowing a potential roadway connection between the new bridge, Highway 59, and eventually Fort Morgan Road. Officials noted that securing the right-of-way now will simplify future transportation planning and avoid the need to route a roadway through established residential neighborhoods. The project represents a significant long-range infrastructure initiative that could shape future growth and traffic circulation throughout Gulf Shores.

Baldwin County Commission Meeting – July 21, 2026

Commercial Rezoning Along Highway 59 Denied

The Baldwin County Commission denied a request to rezone property near Highway 59 and Railroad Avenue from Rural Agricultural (RA) to B-4 Major Commercial. The applicant proposed creating a weekend market featuring food trucks and temporary vendor spaces. During discussion, commissioners expressed concerns about traffic safety at the Highway 59 intersection, the property's proximity to the former railroad corridor, and existing utility and future Rails-to-Trails easements. ALDOT also indicated that any future development would likely require a traffic impact study with no assurance of approval. The Commissioners also denied a request to rezone an adjacent property from RA to M-1 (Light industrial), citing the same concerns.

Residential Rezoning Approved Near Silverhill

The Baldwin County Commission approved a request to rezone approximately 32 acres at the northwest corner of County Roads 54 and 55 from Rural Agricultural (RA) to Residential Single Family (RSF-1). The property is surrounded primarily by existing RSF-1 zoning and that the request is consistent with the Future Land Use Map and the County's Smart Growth Scorecard. There was no conceptual plan for the property presented at the meeting. RSF-1 zoning requires a minimum lot size of approximately 30,000 square feet.

Barnwell Residential Rezoning Denied Following Neighborhood Opposition

The Baldwin County Commission denied a request to rezone approximately 60 acres in the Barnwell area from Rural Agricultural (RA) to Residential Single Family (RSF-1). The applicant indicated the property would likely be developed into 30 to 40 large residential lots. Multiple neighboring property owners opposed the request, citing concerns about drainage, groundwater, traffic, compatibility with surrounding rural development, and the precedent it would establish for future growth in the area.

Planning staff reported the proposal was not consistent with the County's Future Land Use Map and received a Smart Growth Scorecard rating of only four out of forty possible points. Commissioners repeatedly referenced the low score and concluded the request was inconsistent with the County's long-range planning goals.

Orange Beach City Council Meeting – July 21, 2026

AC Hotel by Marriott PUD Modification Approved

The Orange Beach City Council unanimously approved a major modification to the AC Hotel by Marriott PUD at 23370 Perdido Beach Boulevard, the former Romar Beach Baptist Church property. The revised plan adds a third level to the on-site parking garage, increasing the total to 160 spaces and eliminating the previously approved off-site parking facility near Adventure Island. The hotel will remain at 100 rooms, with eight rooms relocated to the rooftop level.

The City Council also approved an operational change allowing the 3,500-square-foot rooftop lounge to be opened to the general public. The parking plan provides 125 spaces for hotel use and 35 spaces for the lounge. The lounge will be enclosed, with only a small outdoor deck facing the Gulf, and there will be no live music or DJs. The outdoor patio is expected to close at 10:00 p.m., consistent with the neighboring condominium pool hours.

Daphne Planning Commission Meeting – July 23, 2026

Annexation Sought for Bayshore Christian School

The Bayshore Christian School located southeast of Glover Lane and Friendship Road, is seeking annexation into the City of Daphne.  A concurrent request for annexation is also being requested for a 94-acre parcel that is contiguous to Bayshore Christian School.  Both properties would come in as R-1 as a default zoning district upon annexation.

Fairhope City Council Meeting – July 27, 2026

Fairhope City Council Adopts Comprehensive Zoning Ordinance Updates

Following lengthy reviews, the Fairhope City Council approved a comprehensive package of zoning ordinance amendments intended to modernize the City's development regulations, clarify zoning standards, and better manage future growth. The amendments conclude much of the City's work during a moratorium on new multiple-occupancy project applications, which are scheduled to expire on August 17. The ordinances tighten development standards; update permitted land uses and establish new design requirements while leaving several issues open for future revisions.

Mixed-Use Development Standards Approved with Future Revisions Planned

One of the most heavily debated amendments established a new section consolidating mixed-use development standards. Within the Central Business District, mixed-use buildings may reach three stories and 40 feet in height with a maximum floor area ratio of 225 percent, provided at least 75 percent of the ground floor remains commercial or nonresidential. Outside the CBD, mixed-use buildings are limited to two stories, 30 feet in height, and a 60 percent floor area ratio.

Council members expressed concern that the new residential density calculations could unintentionally discourage downtown residential investment above commercial space. Although the ordinance was approved to allow the City to move beyond the current moratorium, the Council directed staff to begin preparing additional amendments addressing residential density calculations, particularly for smaller downtown properties. Several council members indicated revisions could begin within the coming months after additional Planning Commission review.

Multifamily Housing Regulations Adopted

The Council approved updated multifamily housing standards on a 4-1 vote. The ordinance establishes a minimum one-acre development site, at least 200 feet of street frontage, a maximum building height of two stories or 30 feet, residential density of approximately 4.5 dwelling units per acre, and parking limited to two spaces per unit plus required visitor parking. Planning staff noted the ordinance remained largely unchanged throughout the review process.

Planned Unit Development Regulations Tightened

The Council approved significant revisions to the Planned Unit Development (PUD) ordinance by establishing a minimum project size of three acres and limiting residential density to three dwelling units per gross acre while retaining the list of eligible underlying zoning districts. Supporters said the changes respond to long-standing public concerns about residential density and create clearer expectations for future developments.

Several council members expressed concern that stricter standards could reduce the flexibility that has historically allowed PUDs to encourage creative site design. Others argued that clearer standards were needed because previous regulations offered few objective criteria during the review process. Following extensive discussion balancing design flexibility with growth management, the ordinance was approved on a 3-2 vote.

Impervious Surface Standards Approved with Delayed Implementation

The Council adopted new maximum impervious surface limits for all single-family residential zoning districts, generally ranging from 30 to 45 percent depending on the zoning classification. The standards are intended to reduce stormwater runoff and improve drainage but generated significant discussion regarding their impact on infill development and existing property owners.

Planning and engineering staff recommended additional time to develop procedures allowing engineered drainage solutions for properties that exceed the new limits. Rather than delaying adoption of the ordinance, the Council voted to postpone implementation of the impervious surface requirements until January 1, 2027, allowing staff time to prepare additional revisions while preserving the overall objective of reducing stormwater impacts.

Townhouse Development Standards Adopted

The Council approved new townhouse development standards establishing a minimum lot size of 3,600 square feet per unit, 20-foot front setbacks, 35-foot rear setbacks, a minimum 400-square-foot private rear yard for each unit, and rear-loaded parking accessed by alleys or internal drive aisles. The ordinance also limits townhouse developments to a maximum density of seven units per acre and establishes pedestrian access standards between parking areas and dwelling units.

Permitted Uses Updated in Business Districts

The Council approved revisions to the City's permitted-use tables affecting several downtown commercial zoning districts. The amendments remove single-family homes, duplexes, and townhouses as permitted uses in the B-1 and B-2 districts and eliminate townhouses from the B-4 district. City officials stated the changes are intended to better align future residential development with the City's vision for its commercial and downtown areas.

Gulf Shores Planning Commission Meeting – July 28, 2026

Riva Estates Final Plat Approved for 27-Lot Residential Subdivision

The Gulf Shores Planning Commission approved the final plat for Riva Estates, a 36-acre subdivision on County Road 8 West and Grund Lane that will create 27 single-family residential lots.  The lot sizes will range from approximately 23,000 square feet to more than 8 acres, with the largest tract dedicated primarily to preserving jurisdictional wetlands. Concerns were raised about increasing traffic on County Road 8, limited access to the Pine Acres area, emergency response during road closures, and the lack of roadway improvements as additional development occurs. Planning Commissioners acknowledged the traffic concerns but noted County Road 8 remains under Baldwin County's jurisdiction and that the proposed subdivision is substantially less dense than previous development concepts considered for the property. Commissioners also discussed long-term plans for extending Grund Lane to County Road 10, recognizing the potential benefits of providing a second point of access while also acknowledging concerns that the connection could create additional cut-through traffic.

Riva Estates

Raley Farms Phase 4 Final Plat Receives Approval

The Gulf Shores Planning Commission approved the final plat for Raley Farms Phase 4, allowing construction of 93 single-family lots on approximately 30 acres north of Coastal Gateway Boulevard. Improvements include sidewalks throughout the subdivision, connections to existing neighborhood amenities, pickleball courts, and continued development of the community recreation areas surrounding the stormwater ponds.

Planning Commission Recommends Denial of Oak Road East Rezoning

The Gulf Shores Planning Commission voted to recommend denial of a request to rezone approximately 10.4 acres on Oak Road East from Agricultural (AG) to Residential R-1-3. The property, located adjacent to the Alabama Gulf Coast Zoo, was proposed for low-density senior housing. Staff cited several reasons for recommending denial, including inconsistencies between the requested zoning and the current Future Land Use Map, unresolved property boundary issues with the adjacent Colony Club development, and the City's ongoing comprehensive planning process and temporary moratorium on new rezoning requests while future growth policies are being updated. The request will proceed to the Gulf Shores City Council for final consideration.