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Planning commission approves 98‑lot Wellsbury subdivision with traffic, wetlands conditions
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Summary
The Baldwin County Planning and Zoning Commission approved the preliminary plat for the 98‑lot Wellsbury subdivision May 1, placing conditions on a revised traffic analysis, Corps jurisdictional determination and phasing tied to an accepted Dempsey Drive connection.
The Baldwin County Planning and Zoning Commission voted May 1 to approve the preliminary plat for the Wellsbury subdivision, a proposed 98‑lot development off County Road 32, contingent on additional traffic analysis, wetlands determinations and phased construction approvals.
Staff told commissioners the developer must supply a revised traffic study including a right‑turn analysis and that the county engineer may require additional traffic improvements at the subdivision entrance or at the intersection of State Highway 181 and County Road 32 before construction plan review. Staff also said it would need a jurisdictional determination from the U.S. Army Corps of Engineers before construction plans can be submitted, because the developer proposes to fill areas identified as non‑jurisdictional wetlands that, if found jurisdictional, would require removing lots from those areas and the required 30‑foot natural buffers.
“Before applying for construction plans review, the applicant shall provide staff with a jurisdictional determination from the U.S. Corps of Engineers regarding the proposed fill within the stormwater management areas,” staff summarized during the meeting.
Commissioners heard that the development will connect to Gaineswood Phase 2 via Dempsey Drive; staff said the first phase will be limited to 50 lots until Dempsey Drive is constructed and accepted for county maintenance. Utilities will be provided by Fairhope Utilities (water), Baldwin County Sewer Service (sewer, treated at Summerdale), and Baldwin EMC (electric). A wetlands delineation prepared by the developer’s consultant classified the on‑site wetlands as non‑jurisdictional, but staff kept the Corps’ review as a condition.
Applicant representatives urged the commission to approve the plat so the project could move forward and complete construction‑level review, saying they had been responsive to staff’s requests over several months. Staff and the commission emphasized that final construction approvals and any on‑site or off‑site improvements remain subject to subsequent, detailed review.
The commission approved the preliminary plat with the staff‑listed conditions. The decision includes requirements to: submit the revised traffic study with right‑turn analysis; comply with any county‑engineer‑directed traffic improvements; provide a Corps jurisdictional determination and, if the Corps finds areas jurisdictional, remove affected lots and buffers; submit an updated drainage study reflecting phased construction; and note on the preliminary plat which lots might be removed if fill is disallowed.
The commission’s action permits the developer to proceed to construction plan review only after meeting the listed conditions. The applicant said it would pursue the required studies and permits.
