Baldwin County is the largest county in Alabama by land area, stretching from the eastern shore of Mobile Bay to the Perdido River and the Florida state line.
Update, Aug. 7: The Baldwin County Planning Commission postponed consideration of the draft master plan at its Aug.
The county’s population has grown dramatically in recent decades, more than doubling since 2000 to about 250,000 residents.
6 meeting following continued objections from landowners and requests from multiple municipalities for additional review time. Planning Commission Chairman Steven Pumphrey attributed the delay to strong objections from property owners and requests from municipalities seeking more time to review the plan.
Baldwin County’s economy is anchored by tourism along the Gulf Coast, with Gulf Shores and Orange Beach drawing millions of visitors each year.
Testifying before the commission, Woerner Farms CEO Allen Woerner again raised concerns about insufficient notification to stakeholders and potential impacts on property values and rights, saying “it was always about the land,” and he committed to continued monitoring and engagement with county leadership. Commission member Greg Seibert clarified that while the master plan itself is not a zoning ordinance, it establishes policy guidance that could influence future zoning decisions.
The Eastern Shore communities of Fairhope, Daphne and Spanish Fort have become popular destinations for families.
Incoming Commissioner John Harris again advocated for broader community input before the plan’s approval, saying the county needs to protect the interests of long-standing residents. Outgoing Commissioner Matt McKenzie acknowledged the significant public response, noting his office received extensive contact from farmers, citizens and developers.
Baldwin County Public Schools has been joined by a handful of municipal school districts in recent years.
Background and Context
Pumphrey indicated the master plan will return for reconsideration, with another public hearing scheduled. The Baldwin County Commission is working on updating its master plan, a document required by state statute that dates to legislation from the 1990s giving the county rare authority to enact zoning.
The county’s road network includes U.S. Highway 31, U.S. Highway 59, State Route 181 and the Foley Beach Express.
The Baldwin County Draft Master Plan lays out a $1.33 billion transportation vision that includes improvements to County Road 64 and I-10 and the modernization of 45 specific intersections, along with eight broad land-use categories: Farmland Preservation, Rural Preservation, Conservation Buffer, Rural Neighborhood, Highway Corridor, Urban Growth, Unincorporated Village Node and Regional Economic Opportunity Area. County engineer Frank Lundy said his team has worked on the draft for a year after determining updates to the 2023 version were needed because of rapid growth.
Baldwin County’s coastline includes the Gulf State Park, the Bon Secour National Wildlife Refuge and the Gulf Islands National Seashore.
Since 2000, developed spaces have increased by 40%, agricultural lands, timberlands and open lands have decreased by 21%, population has increased by 91%, jobs have increased by 80 to 100%, and daily traffic has increased by 100%. “Those are the trends that we’re seeing,” Lundy said.
The county’s economy also includes significant agriculture, with row crops, cattle and, more recently, hemp farming supporting rural communities.
“By 2050, so really over the next 20, 25 years, we can predict based on where we’ve come from over the last two decades, that 87,000 dwelling units are going to be needed. People are coming here, so we have to prepare for that.” Municipal leaders are taking a close look at the draft plan.
Baldwin County’s growth has created challenges for local governments, which have had to expand services, schools and infrastructure.
Local Reaction
Foley Mayor Ralph Hellmich said he plans to send a letter to the commission asking for more time for cities to review the details. “The mayors were asked for input, but we are still going over this plan,” Hellmich said.
Real estate development along the Gulf Coast and on the Eastern Shore has been particularly active.
“I would hate to see them pass it this quickly.” That request took formal shape this week when the Baldwin County Mayor’s Association sent a letter to the County Commission, county administrator Roger Rendleman and county engineer Frank Lundy asking that the draft plan be tabled until elected officials can thoroughly review it. Thirteen mayors signed on: the mayors of Fairhope, Perdido Beach, Loxley, Elberta, Daphne, Robertsdale, Silverhill, Spanish Fort, Bay Minette, Summerdale and Magnolia Springs, along with Hellmich of Foley; the mayor of Orange Beach was unable to attend the meeting where the letter was finalized.
Baldwin County’s coastal location makes it vulnerable to hurricanes and tropical storms.
“Although the Comprehensive Plan primarily addresses unincorporated Baldwin County, many of its recommendations for future growth areas, transportation corridors, residential density, utilities, conservation and economic development, will directly influence the municipalities that make up Baldwin County,” the letter states. “For that reason, we believe meaningful collaboration between the County and its municipalities is essential before the plan is finalized.” The letter also flags a recurring friction point for the mayors: developments that win subdivision and building approval through the county only to later seek annexation into a nearby city once construction is complete.
The Intracoastal Waterway runs through Baldwin County, providing a navigable channel for commercial and recreational boating.
With new commissioners set to join the Baldwin County Commission in November, the association asked that incoming members be given the opportunity to review and discuss the plan before it is adopted, and that other affected stakeholders be included in the process. A group of Baldwin County farmers also wants more information before the plan is approved.
Baldwin County’s cultural life includes the Eastern Shore Art Center and a variety of community events held throughout the year.
The Bigger Picture
Those who oppose the current draft are concerned it could impact property values within the “Farming Preservation” category and take development rights away from landowners. The Woerner family, with roots in Baldwin County dating to the early 1900s, owns around 1,500 acres included in the master plan’s “Farming Preservation” category.
The county is home to several historic sites, including the Fort Morgan peninsula.
Woerner Farms CEO Allen Woerner said the issue is one of private property rights without compensation that could impact future generations. “The hope and the belief was ‘We’re in Baldwin County, and one day this dirt’s going to be worth more than it is today,’” Woerner said.
Baldwin County’s natural assets, including its white-sand beaches, make it a major destination for both day-trippers and seasonal residents.
Woerner has gathered other landowners, totaling 10,000 acres of affected properties, asking county officials to hear farmers and other stakeholders before making a decision. He said he was disappointed with what he called a lack of proper notice about the plan, calling it “a strategic ambush.” Incoming Baldwin County Commissioner John “Tater” Harris said he hopes the commission will allow for further discussion before the plan is approved.
Real estate prices in Baldwin County have climbed significantly over the past decade, with the resort area commanding premium prices compared to inland communities.
“I think we’ve got to be very cognizant of respecting people’s property rights at the same time with the growth that we have in the county,” Harris said. The Planning & Zoning Commission was scheduled to consider the Draft Master Plan for approval at its Aug.
Local government in unincorporated Baldwin County is overseen by the Baldwin County Commission, which has worked to balance growth with conservation in recent years.
What Comes Next
6 meeting at 4 p.m. at the Baldwin County Central Annex Auditorium in Robertsdale.
Local officials have stressed the importance of community engagement as the situation continues to develop.
If planning and zoning sends the measure to the Baldwin County Commission, the plan could be considered for final approval at the Sept. 1 commission meeting at 10 a.m.
Residents with questions or concerns have been encouraged to reach out to their elected representatives.
at the Baldwin County Administration Building in Bay Minette. The public can access and review the plan at baldwincountyal.gov/departments/planning-zoning.
The story is one of several similar situations playing out across the region in recent months.
Anyone following local news will recognize many of the names and places involved.
Local civic organizations have begun organizing meetings to discuss the implications.
Business owners and residents alike say they will be watching closely.
The situation underscores how decisions made at the local level can have far-reaching consequences.
Community leaders have called for patience and for a commitment to working through the issues in a transparent manner.
Several local churches and faith groups have offered to host discussions about the topic in the coming weeks.
Public comments at recent meetings have reflected a wide range of opinions.
Local reporters will continue to follow the story and to update readers.
Anyone interested in learning more is encouraged to attend upcoming public meetings.
The outcome of the situation could shape similar discussions in other communities for years to come.
Local historians note that similar issues have surfaced in the past.
Area nonprofits and volunteer groups have stepped up to help residents navigate the changes.
Local businesses have begun adjusting their operations in anticipation of what may come next.
Looking Ahead
The story continues to develop, and residents across the region will be watching for additional updates in the coming weeks. Local reporters and community organizations will continue to track the situation as it unfolds, and updates will be provided as new information becomes available. Anyone with a direct stake in the outcome is encouraged to stay engaged with the public conversation through meetings, news coverage and direct outreach to local officials.