Planning and Zoning

Baldwin County Planning and Zoning oversees land development rules, zoning administration, subdivision review, site plan approvals, certain construction-related permits, code enforcement, and planning support in areas under county jurisdiction. Property owners, builders, developers, buyers, and residents can use county planning services to identify a parcel’s zoning status, determine what approval a project may require, review development regulations, follow public hearings, and submit planning or subdivision applications. The sections below explain how county zoning works, which applications apply to common projects, how zoning maps should be used, and where to find the official county offices responsible for these services.

Planning and Zoning Department Role

The Baldwin County Planning & Zoning Department was established in 1996 to oversee the county’s growth management activities. Its responsibilities include administering county land development regulations and managing or implementing community development and economic development policies and programs. The department also provides staff support to the Baldwin County Planning and Zoning Commission and the Boards of Adjustment that serve zoned areas.

The county’s Planning & Zoning Department page is the main starting point for county planning services. From there, users can reach permit information, zoning resources, parcel information, applications, regulations, meeting materials, and other planning functions.

County zoning does not apply uniformly to every parcel in Baldwin County. Some areas are zoned under the planning and zoning authority of the Baldwin County Commission, while other areas remain unzoned. Municipal boundaries also matter because a property located inside city limits may be governed by a municipality rather than county zoning. For that reason, confirming the location and current status of the parcel should generally come before selecting an application.

How County Zoning Works

Zoning is used to evaluate whether a proposed development or land use is compatible with surrounding development and uses. In zoned areas, rules may address matters such as setbacks, density, building placement, permitted uses, and other development standards. Zoning also creates a public process for certain proposed changes, including rezonings.

The county’s Zoning in Baldwin information explains how zoning affects property owners and communities. Existing structures generally receive grandfathered status when a district first adopts zoning. New zoning rules apply to new development and to changes or renovations involving existing structures and uses. Grandfathered status can be affected by later events such as abandonment, severe damage, or a proposed expansion.

A property owner who continues an existing dwelling or business without expanding a structure or changing its use may experience little direct effect from zoning. New construction and additions are different. In a zoned county area, projects such as houses, barns, pools, accessory structures, or additions can require site plan approval from Planning and Zoning before a building permit is obtained.

Zoning and Property Taxes

County zoning designation does not determine the way Baldwin County assesses property taxes. According to the county’s zoning information, taxes are assessed according to the current use of the property. A parcel zoned for commercial use but actually used for agriculture, for example, is assessed as agricultural property under the explanation provided by the county.

For a newly zoned district, a $10 per-parcel fee may be levied for a two-year period after the zoning vote.

Zoning and Annexation

Zoning and municipal annexation are separate matters. County information states that a parcel can be annexed whether it is zoned or unzoned. Becoming subject to county zoning does not itself cause or prevent annexation into a city or town.

Confirming a Property’s Zoning

Before designing a project or submitting an application, users should identify whether the parcel is within city limits, within a county planning district, and subject to county zoning. Baldwin County provides map-based information for this purpose, but the county also makes clear that map information should not be treated as a final zoning verification.

The county’s Planning Department Maps page directs users to the Baldwin County Parcel Viewer for zoning information. The viewer can display planning districts, county zoning, and city limits.

Parcel Viewer Search Steps

The county provides the following general process for locating zoning information in the parcel viewer:

Open the Baldwin County Parcel Viewer from the county planning map page.
Accept the map terms and proceed to the map.
Scroll to the search section.
Search by owner name, parcel number, or PIN.
Open the Layers section.
Expand Baldwin County Data.
Turn on City Limits, County Zoning, and County Planning Districts.
Add other available layers if they are relevant to the property.

If a property is inside municipal limits, the city area will be shown and identified by name. If a parcel is county-zoned, the map displays a zoning color and an abbreviation for the zoning classification. The county explains that a parcel showing no county zoning color is unzoned.

Map Information Has Limits

The parcel map is intended for informational purposes and may not reflect a recent rezoning action. Someone who needs confirmation of the current zoning designation should submit a Zoning Verification application through the county’s CitizenServe system. The zoning verification application can also be used when a user needs specific zoning information concerning a parcel.

When requesting zoning verification, the description should clearly identify the exact information being requested. This helps distinguish a formal zoning question from a general map lookup and reduces the chance of submitting an application that does not match the user’s actual need.

Planning Applications and Forms

Baldwin County provides planning forms and application information through its Forms & Applications section. The county organizes planning materials around ordinances and regulations, forms and checklists, and planning district maps.

Applications that require supporting documentation should be prepared according to the county checklist for the specific application type. The county warns that incomplete subdivision-related applications, including submissions with an incomplete checklist or missing required documents, may be considered deficient and will not be processed until the required material is submitted.

Applicants whose cases must appear on a Planning and Zoning Commission agenda also need to pay attention to the county’s pre-application and sketch plan requirements. A pre-application meeting or sketch plan review is required for applicable cases before they can be considered for the Commission agenda.

Site Plan Approval

Zoning Site Plan Approval is used for work involving a building or structure in a zoned area of the county when Planning and Zoning must verify compliance with the Baldwin County Zoning Ordinance. Covered work includes construction, reconstruction, repair, demolition, conversion, structural alteration, relocation, removal, and enlargement.

Site plan approval must be obtained before the applicant can obtain a building permit for a project that requires this zoning approval. The correct subtype depends on the project.

Residential and Accessory Projects

County application categories include:

New Single-Family Dwelling: construction of a home.

New Manufactured or Mobile Home: placement of a manufactured or mobile home.

Repairs/Alterations: changes or repairs to an existing structure.

New Accessory Dwelling or Structure: construction or placement of a second dwelling or another new structure, including pools, garages, pole barns, and pre-built sheds.

Demolition: destruction of an existing structure.

Additions: additions to an existing structure.

Cell Tower: alterations to an existing tower. A proposed new tower requires Commission Site Plan Approval.

Dune walkovers in Planning District 25 have their own site plan subtype. The county states that approvals for dune walkovers are not given between May 1 and November 1.

Administrative Site Plan Fees

The county’s zoning information describes Administrative Site Plan Approval as the category generally used for most residential projects and identifies a $25 fee. Because project requirements can depend on the property and proposed work, applicants should match their project to the current application type and county fee schedule before submitting.

Commercial Site Plan Review

Commercial projects in zoned county areas require review for compliance with the zoning ordinance. Baldwin County separates commercial applications into Commercial Site Plan Approval and Commission Site Plan Approval depending on the project.

A Commercial Site Plan is intended for uses permitted by right under the property’s zoning designation when the proposal does not meet criteria requiring Planning Commission review.

Commission Site Plan Approval is used for commercial projects that may be permitted with Planning Commission approval or that meet specified development criteria. County examples include all multiple-unit developments and major projects involving new construction where the combined gross floor area of the new construction reaches at least 5,000 square feet.

The Commission Site Plan criteria also address certain major projects close to residentially zoned or residentially used property, projects where more than 30 percent of the lot outside the building is impervious, substantial increases in gross floor area on sites with existing structures, and certain changes of use on nonresidential property.

For larger commercial projects, county zoning information describes the Commission Site Plan fee as a fee based on square footage.

Rezoning a Property

A Rezoning application is used to request a change to a property’s zoning designation. Baldwin County requires a Zoning Pre-Application Meeting as a prerequisite for Rezoning applications. After an applicant submits the pre-application request, county staff will contact the applicant to schedule a meeting.

Rezoning is different from receiving permission to build something already allowed by the existing zoning designation. It changes the zoning map itself. All zoning map amendments follow an established public process that includes notice and advertisement of the proposed change and public hearings before both the Planning Commission and the Baldwin County Commission before a final decision.

Residents who want to follow active cases can use the county’s Planning and Zoning meeting agenda page, which publishes upcoming meetings and links to agendas and cases for the Planning Commission, Boards of Adjustment, and County Commission.

Variances and Special Exceptions

A Zoning Variance application is used when an applicant seeks a variance from requirements of the Baldwin County Zoning Ordinance. Variance and special exception cases are handled by the county Boards of Adjustment rather than through the same process used for an ordinary administrative site plan.

The county has multiple Boards of Adjustment arranged according to County Commission districts and the zoned planning districts they cover. The Board of Adjustment page identifies the planning districts assigned to the respective boards and provides information about their responsibilities.

The boards meet separately each month as necessary. Applicants and property owners should make sure they are following the board responsible for the planning district where the property is located.

Subdivision Applications

Subdivision review is another major function of the Planning and Zoning Department. The county’s Subdivision Regulations and application information describes the applications used for land divisions, plats, planned developments, subdivision variances, construction plan review, and related matters.

Exemption Verification

Exemption Verification applies to limited types of land divisions that may be exempt from the remainder of the subdivision regulations when applicable requirements are met. The county identifies potential exemptions including:

A family division in which the current owner deeds each resulting parcel to an immediate family member, identified as a parent, sibling, spouse, or child.

Public acquisition of strips or parcels by gift or purchase for street widening, street opening, or other public uses.

A one-time division of a single parcel into two parcels when the parcel existed and has not been divided since February 1, 1984.

Relocation of a common property line between two parcels when no new parcel is created.

Division of one parcel into two resulting parcels when each resulting parcel is at least 35 acres.

An exemption does not apply when a proposed subdivision or resubdivision would result in a major change to a recorded Final Plat or Final Site Plan.

Sketch Plans and Plats

A Sketch Plan application is required for subdivisions proposed to include both six or more lots and new infrastructure such as roads or drainage facilities. The county identifies the Sketch Plan as the first application for this type of project unless the development qualifies for Exemption Verification or Concurrent Review.

Preliminary Plat follows Sketch Plan Approval. Final Plat is submitted after Preliminary Plat Approval.

Concurrent Review combines Preliminary and Final Plat review for non-exempt subdivisions of five lots or fewer when the development does not require construction of new streets and each lot fronts a private road or public right-of-way that allows existing utilities to connect to each proposed lot without additional infrastructure or utilities being constructed to reach the lot boundaries.

Planned Developments

A Planned Unit Development application applies to subdivisions under unified control that are planned and developed as a whole or in programmed development stages. This process allows a proposed subdivision to be designed with clustered lots or reduced setbacks that are smaller than those normally required for a standard subdivision.

A Planned Residential Development is a zoning application for a development in a zoned area that will be under unified control and planned and developed as a whole or through programmed stages. The process can involve specific variations in parking, loading, signs, landscaping, lot dimensions, setbacks, and building height when approved by the County Commission upon recommendation from the Planning Commission.

If a planned development also involves subdivision of land, the subdivision plat must be approved under the Baldwin County Subdivision Regulations.

Construction and Drainage Review

Construction Plan Review, formerly called the Subdivision Construction Permit, is used after approval of a subdivision or Planned Unit Development site plan that requires new roads or drainage improvements.

Baldwin County’s subdivision regulations adopted January 7, 2025 also require Low Impact Development stormwater design for higher-density developments within the county. Planning staff use stormwater review tools and design forms to evaluate applicable engineering and stormwater designs.

Stormwater Management Design Forms are required for Commercial Site Plans, Combined Planned Unit Development and Commission Site Plan projects, Planned Unit Development subdivisions, and Subdivision Construction Plan Review applications. The forms are intended to summarize hydrologic and hydraulic calculations, address best management practice design requirements, assist review, and document as-built conditions.

Signs and Land Disturbance

Sign Permit applications provide site plan review for signs in zoned county areas. Baldwin County states that billboards are not allowed in zoned areas.

The county zoning information also identifies a Land Disturbance Permit for activities involving soil being added or removed. The stated fee is $25 per activity.

Applicants dealing with construction, drainage, subdivision work, or site alterations should review the county’s planning ordinances and regulations. The county posts the Baldwin County Zoning Ordinance, Baldwin County Subdivision Regulations, land disturbance requirements for flood-prone areas or territories, road design standards, access management policy, and other adopted planning documents through that section.

Planning Commission Review

The Baldwin County Planning and Zoning Commission was authorized under the Baldwin County Planning and Zoning Act. It plays a central role in reviewing Commission Site Plans, subdivision applications, rezonings, planned developments, and other matters assigned through county planning procedures.

The Planning Commission page provides meeting calendars, application deadlines, agendas, minutes, and Commission information. The Planning Commission holds one meeting each month to hear Commission Site Plans and subdivision applications. The regular meeting is held on the first Thursday at 4 p.m. at the Baldwin County Central Annex Building.

Deadlines matter for cases that must be placed on an upcoming Commission agenda. The county publishes separate meeting calendars and application deadlines for rezonings and Planned Residential Developments, as well as Commission Site Plans and subdivisions. Applicants should use the calendar corresponding to their application rather than assuming all case types follow the same schedule.

Permit Applications and Approvals

Residents and applicants can review permit activity through the county’s Permit Applicants and Approvals page. The county provides access from that page to a CitizenServe Permit Report used to view applications and approvals.

The report opens in a new browser tab. If the report does not appear, the county advises users to check whether the browser has blocked the pop-up and, when appropriate, allow pop-ups from the county site. This is a useful troubleshooting step for users who select the permit report but see no response.

Zoning Violations and Complaints

Planning and Zoning also handles zoning code enforcement in zoned county areas. According to county information, the code enforcement team responds to individual citizen complaints rather than routinely going out to search for violations.

When a potential zoning complaint is submitted, a code enforcement team member reviews it to determine whether a possible violation exists. If the property appears to be in violation, the county may mail a Notice of Violation to the property owners identified in the tax records.

The Notice of Violation explains what must be done to bring the property into compliance and may identify a potential fine if compliance is not achieved within the stated timeframe. The department describes its objective as obtaining compliance and indicates that fines are rarely collected when there is a good-faith effort to correct the violation.

Junked Vehicles and Yard Complaints

Many county zoning districts prohibit junked vehicles or vehicles without a current license on residentially zoned property. When Planning and Zoning receives a complaint about a property with these conditions, code enforcement determines whether the zoning restriction applies.

The department may also coordinate with Baldwin County Solid Waste, the Health Department, and the Alabama Department of Environmental Management to determine whether other regulations may apply. If a property is being used commercially as a scrap yard or junk yard, Planning and Zoning evaluates whether the property has the appropriate zoning for that use.

When a District Adopts Zoning

Unzoned areas do not automatically become zoned through an administrative decision. Baldwin County describes a statutory process through which residents of a proposed district can seek an election on coming under county planning and zoning jurisdiction.

The process begins when citizens send a letter to the Baldwin County Commission expressing a desire to become subject to county planning and zoning jurisdiction. Planning staff review the proposal against statutory requirements. If creation of a new planning district is involved, the County Commission establishes the boundaries before a written election petition is submitted.

If the citizen request is accepted, Planning and Zoning provides petition forms. Citizens have 120 days to collect signatures from 10 percent of the registered voters in the proposed district. The Probate Judge then has 45 days to certify or reject the petition’s accuracy. If the number of signatures is insufficient, the parties receive another 60 days to complete and certify the petition. A petition that ultimately is not certified cannot be refiled for the proposed district for two years after final denial of certification.

When sufficient signatures are certified, the County Commission instructs the Probate Judge to schedule an election within the district no later than 90 days after approval of the signatures. Election notice is published four times during the 30 days before the election, and Planning and Zoning staff mail notice to registered voters in the district.

If a simple majority votes in favor, the district becomes subject to the planning and zoning jurisdiction of the Baldwin County Commission.

The 180-Day Moratorium

A newly zoned planning district is subject to a temporary 180-day moratorium involving structures and land uses. County information identifies several exceptions, including applications properly submitted before the affirmative zoning vote, family divisions of land, subdivision of land by court order, and building permits for single-family homes or accessory structures.

A complete subdivision or development application received by the county before the zoning vote and properly advanced is not stopped or affected by the newly adopted zoning solely because of the vote.

Creating the Initial Zoning Map

After a district votes for zoning, the County Commission appoints an advisory committee of five registered voters from the district. The membership is intended to reflect the diversity of land uses within the district as nearly as practical.

Planning staff work with the committee to review existing uses, lot sizes, and related factors and prepare proposed zoning designations and ordinance text for the district. The advisory committee makes a recommendation to the Planning Commission. The Planning Commission then makes a recommendation to the Baldwin County Commission, which makes the final approval decision.

Common Planning Mistakes

Many delays can be avoided by matching the property, project, and application type before submitting paperwork. Several county requirements are particularly relevant.

Do not rely on the parcel map as a formal zoning confirmation when current zoning status is critical. The county advises using Zoning Verification for confirmation.

Confirm whether the parcel is inside municipal limits or in a county planning district before assuming county zoning rules apply.

For work in a zoned county area, determine whether site plan approval is required before seeking a building permit.

Use the application subtype that matches the proposed work, such as a new dwelling, accessory structure, addition, demolition, commercial project, or rezoning.

Submit required checklist items and supporting documentation. Deficient subdivision applications are not processed until the missing material is provided.

Complete a required pre-application meeting before filing a Rezoning or Commission Site Plan Approval application.

For Planning Commission cases, use the county calendar that corresponds to the specific application type and deadline.

Do not treat a zoning variance as the same process as a rezoning. A variance seeks relief from ordinance requirements, while rezoning seeks a change to the property’s zoning designation.

Planning and Zoning Offices

Baldwin County Planning & Zoning Department — Robertsdale Office
Baldwin County Central Annex
22251 Palmer Street
Robertsdale, AL 36567
251.580.1655

Baldwin County Planning & Zoning Department — Foley Office
Baldwin County Foley Satellite Courthouse
201 East Section Avenue
Foley, AL 36535
251.580.1655

Planning and Zoning FAQs

Do Baldwin County historic districts have extra development rules?

Yes. Properties within the county’s Point Clear/Battles Wharf, Magnolia Springs, Malbis, and Montrose historic districts may be subject to review by the Baldwin County Architectural Preservation Review Board. The board reviews plans involving structures that are erected, renovated, or demolished within those district boundaries. Its authority concerns the exterior of a structure rather than interior construction, renovation, or design. Property owners planning exterior work can review the county’s historic district maps and preservation requirements before proceeding with a project.

Are zoning rules identical in every zoned district?

No. Baldwin County states that zoned planning districts can have local provisions tailored to community needs. These provisions can create district-specific requirements in addition to broader county zoning standards. A land use that appears acceptable under a general zoning classification may therefore still be affected by provisions adopted for that particular planning district. Applicants should check the current Baldwin County zoning ordinance and adopted regulations rather than assuming the same standards apply throughout the county.

Do I need a separate permit for a driveway in the county right-of-way?

A driveway project involving work within a Baldwin County right-of-way can require a Driveway Turnout Permit. The county identifies this permit for installation of a driveway and/or drainage improvements within the county right-of-way. This is separate from zoning approval that may apply to development on the property itself. Applicants should review the applicable driveway requirements before planning access improvements, particularly when drainage work is part of the project. The permit category is listed with the county’s construction and subdivision application information.

Can local zoning requirements change over time?

Yes. Baldwin County zoning can be modified as community conditions, population, policies, and development patterns change. Changes may involve zoning maps, ordinance text, or local district provisions. Property owners planning a future project should therefore check the currently adopted rules rather than relying on requirements that applied to an older permit, neighboring parcel, or previous development proposal.