Spanish Fort council rezones Highway 31 parcel to B-3 after debate over M-1 request

The Spanish Fort City Council voted unanimously on June 15 to amend and approve an ordinance changing the zoning for 11699 U.S. Highway 31 from R-1 (single-family residential) to B-3 (general business).

Property owner Michael Lee told the council he sought an M-1 (light industrial) designation because the parcel sits between a sawmill and an existing Waste Pro site and he expected industrial uses would be more marketable there. "I believe it's going to be used more of a light industrial versus the B-4," Lee said, describing nearby uses and future resale concerns.

Council members pushed back on the M-1 request, describing the area as a transition zone adjacent to residential neighborhoods. A planning commission recommendation had favored a B-4 designation, but Councilor Smith moved to amend the ordinance to B-3, arguing this better protects nearby homes while allowing commercial uses. Mister Connor, who presented the application and explained zoning mechanics, said many automobile service uses the applicant described would be allowable in B-3 or B-4 with planning commission approval.

Councilor Smith made the motion to amend the ordinance to rezone the property to B-3; the motion was seconded and passed in a roll-call vote with all members recorded as "yes." The council then approved the amended ordinance.

Why it matters: B-3 zoning limits the types of industrial operations that can locate next to residential areas and preserves a more commercial/retail character for the corridor, a compromise council members said would prevent higher-impact M-1 uses such as concrete mixing or large salvage operations.

Next steps: The ordinance was amended and approved by the council at the June 15 meeting. Any future applicant seeking a different classification would need to apply for rezoning and justify a different designation.