Baldwin County planners table 91‑lot Benjamin Run subdivision over drainage, parking and trash questions

The Baldwin County Planning Commission on July 9 tabled action on Benjamin Run (SPP25‑38), a proposed 91‑lot mixed‑use subdivision, after commissioners and neighbors pressed the developer and staff for clearer drainage, solid‑waste and parking plans.

Staff presented the preliminary plat and recommended approval with conditions, noting the proposal includes 88 residential townhouse lots and three commercial lots, private streets that will require separate county commission approval, and roadway improvements identified in an accepted traffic study. "Staff is recommending approval with the following conditions: approval of the preliminary plat does not constitute approval of the proposed private road system," said Miss Waters, the staff presenter.

Neighbors and commissioners raised multiple concerns during the public hearing. Samuel Dean, who said he represents neighbors on Pleasant Road, urged commissioners to eliminate or cap a proposed south stub to Pleasant Road, saying the additional access would push traffic and turning lanes close to longstanding homes. "This subdivision will sit right up to the west side of our property…we're not interested in having a turning lane in front of our house," Dean said.

Developer representative Joe Rector of Mullins LLC said the team has submitted extensive stormwater analysis and that many details — including whether curbside service or dumpsters will be used for solid waste collection — are typically resolved during site‑plan review. "We've done a full stormwater report on this…it's way far in‑depth with stormwater analysis," Rector said, adding that some revised drainage documents were submitted after staff reports were published.

Commissioners noted staff had received revised drainage and traffic documents after the formal staff report deadline and said they wanted time for the permit engineer and highway department to review the revisions. Commissioner (speaker 8) moved to table the item to the September planning commission meeting to allow staff time to review the updated drainage narrative, confirm solid‑waste plans and require a unit‑level parking plat; Commissioner Lipscomb seconded the motion. The motion carried by voice vote.

What happens next: The applicant may return sooner if the outstanding materials are cleared. If the applicant completes the required revisions and staff is satisfied, the commission could act before the September hearing. The developer and staff said detailed engineering, construction plans and final design features will be reviewed during the construction‑plan phase and by the county permit engineer.