Orange Beach Proposes Zoning Amendment That Could Limit Density on Wetland Properties
By Meredith Amon
The Orange Beach Planning Commission recently voted to recommend a zoning text amendment that would impact how developers calculate density and setbacks—specifically in areas that include wetlands. The proposed changes are now headed to the City Council for final consideration.
If approved, this amendment would exclude wetlands from being counted toward total acreage in density calculations. In other words, only upland (buildable) land would be used to determine how many units can be constructed on a property. Additionally, a 15-foot setback from all wetlands—defined in their natural, pre-development state—would be required. Wetland delineations would be confirmed by the Army Corps of Engineers and approved by the City of Orange Beach.
What This Means for Property Owners and Developers
1. Reduced Buildable Density on Certain Lots
Lots with substantial wetland coverage may see a reduction in the number of homes or units that can be built. If you previously calculated development potential using total acreage (including wetlands), you may need to revisit those numbers.
2. Impact on Lot Values
• Wetland-heavy lots may decrease in value due to reduced buildable area.
• Upland-rich lots could become more desirable, especially those that meet the new setback requirements without sacrificing too much space.
• Investors and builders will likely re-evaluate pricing models based on the net usable acreage, not just total parcel size.
3. Design and Planning Shifts
Site plans may need to be adjusted to accommodate the new 15-foot setback. This can affect not only lot layout but also infrastructure planning, such as roads, driveways, and utilities.
4. More Predictability, Less Gray Area
Clear guidelines can be helpful for long-term planning. While the amendment may limit density, it also provides a more consistent, environmentally mindful framework that protects coastal ecosystems.
I understand how zoning changes like this can affect the big picture—investment strategies, lot pricing, and even resale value. If you own land that may be impacted or are considering a purchase, let’s have a conversation. I’ll help you navigate your options with confidence.
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