Residents urge denial of Werner Farm rezoning over sprawl and infrastructure concerns; commission refuses map change

The Baldwin County Commission denied case Z2602, a proposed rezoning of roughly 155 acres (Werner Farm property) from RA to RSF-3. The public hearing produced sustained opposition from neighbors who warned the change would produce large-scale development beyond existing infrastructure capacity.

Tracy (introduced at the hearing as "Tracy Gebel") told the commission that rezoning 155 acres to RSF-3 equates to extensive sprawl, estimating hundreds of additional homes and thousands of vehicle trips that would stress County Road 12 and County Road 65 and put pressure on sewer and emergency services. "This request is far reaching," she said, pointing to the countywide survey that ranks sprawl among top resident concerns.

Larry Wade, speaking as a surveyor and former highway superintendent, presented back-of-envelope infrastructure cost estimates — saying widening County Road 65 from two lanes to four could cost tens of millions — and questioned where sewage and water capacity would come from if the land were developed at higher density.

William (Will) Graham, a civil engineer with JADE Consulting representing the applicant, said the concept plan reserved about 29–30 acres for a regional detention pond to handle drainage and proposed roughly 296 lots in the concept; he emphasized that subdivision approval would require sewer capacity assurances and traffic studies.

Commissioners noted that rezoning changes land use but does not approve subdivision plans; after deliberation a commissioner moved to deny Z2602 and the motion carried on a voice vote.

The denial leaves the parcel under RA zoning; any future subdivision or development would require separate approvals, capacity assurances and stormwater controls before construction.