Baldwin County approves Seaglade PRD at Fort Morgan after extended debate over drainage and habitat protections

The Baldwin County Commission voted unanimously Dec. 16 to approve PRD25-6, Seaglade at St. Andrews Bay, a planned residential development that will build 27 homes on multiple parcels in Gulf Shores near State Highway 180.

The commission’s decision follows a long public hearing in which dozens of residents, local officials and the developer debated stormwater drainage, emergency access and conservation measures for the Alabama beach mouse habitat on the site. Staff and the applicant emphasized that the proposal reduces prior platted density from more than 100 lots to 27 and includes conservation commitments.

Corey, a county planner, told commissioners the project provides 4.43 acres of undisturbed open space designated as habitat conservation and that the developer obtained an Incidental Take Permit (ITP) and a Low-Effect Conservation Plan with U.S. Fish and Wildlife Service oversight. “This is a small planned development seeking site plan approval,” Corey said, adding that the PRD allows tailored deviations to protect habitat while meeting county objectives.

Opponents pressed the commission on flooding and narrow evacuation routes. Clark Strong, a long‑time Fort Morgan resident, said the narrow peninsula flood and storm-surge history make high-density development risky: “This place goes anytime there’s a sizable storm; this is underwater,” Strong said, warning of evacuation congestion and seasonal visitor impacts.

Michael Ludvixen, the Fort Morgan planning and zoning chair, and several neighbors described past flooding and asked the commission to require clear drainage and roadway protections. Ron Comlinnick and other residents described prior storm events and long-standing drainage problems that local stakeholders said must be remedied in engineering plans.

Developer representatives and the project’s planning team responded that the PRD intentionally lowers allowable density compared with previous plats and that homes will be elevated on pilings and designed to meet flood and habitat requirements. Melissa Hadley, representing the applicant, said the HOA documents cap houses at 2,400 square feet, require private road construction standards and prohibit parking on side streets. She added that Fish and Wildlife has required a maintenance fund and restrictions on altering conserved common areas: “We will be fully in compliance with their requirements,” Hadley said.

Staff explained the specific deviations requested: methods for stormwater detention must conform to Fish and Wildlife permit conditions (not the county’s standard first-flush treatment in all cases), and limited height variances relate primarily to rooftop decks commonly used in coastal architecture. Jay, a county staff planner, told commissioners the PRD master plan and submitted architectural plans are part of the approval record and that subdivision and engineering reviews will address stormwater and traffic in greater detail.

Commissioners emphasized that approving the PRD master plan does not waive subsequent subdivision and engineering reviews. One commissioner noted that without a PRD the applicant could have replat a larger number of lots by right; the PRD, staff said, provides greater ability to impose design standards and conservation conditions.

The commission approved the PRD with the standard condition that preliminary and final plats and any future expansions must return for county review and compliance with subdivision regulations and Fish and Wildlife permit conditions. The project record shows the developers have vested an initial maintenance fund to cover habitat management and storm-event cleanup.

The commission did not set construction start dates during the meeting; staff said subsequent subdivision and permitting steps will determine timing.

What’s next: the developer must submit preliminary and final plats and engineering plans in accordance with Baldwin County Subdivision Regulations before any development activity.