Zion council rejects planning commission's solar-and-open-space plan for Kenosha Road site, leaving prior 82-home PUD intact

The Zion City Council voted 5-0 on Aug. 19 to deny the Planning and Zoning Commission's recommendation that would have removed residential development and dedicated the Kenosha Road parcel to a solar farm and open space.

Council action preserves the earlier, existing PUD that authorizes an 82-home subdivision at the site and leaves the original development plan in effect unless the developer returns with a revised petition.

The item drew extended public comment and presentations from landowners and designers. Developer representative Chris Titus told the council his family has owned the property for roughly 30 years and that the parcel has been on the market for about 15 years. He said market demand has shifted and that a solar proposal from a company he identified as Cultivate Power was one of several options his group considered. Glenn Christensen, land planner for the petitioners, said the Planning and Zoning Commission forwarded an alternate recommendation that emphasized solar and open space.

Neighbors who testified said they oppose further residential connections through their streets, raised traffic and child-safety concerns, and said they preferred either reduced residential density or no additional homes. Council members referenced those neighborhood concerns during deliberations.

Commissioner Frierson moved to deny the commission's recommendation; Commissioner Stackhouse seconded. The motion passed on a roll-call vote read by the clerk: Commissioner McDowell ' Aye; Commissioner Stackhouse ' Aye; Commissioner Fisher ' Aye; Commissioner Brierson ' Aye; Mayor McKinney ' Aye. The clerk announced "Motion carries 5 to zip." The denial returns the property to the prior, existing PUD authorizing 82 homes unless and until the developer files a new petition or an amended plan.

During the hearing, the developer described three concept options that were discussed with residents: (1) the original, approved PUD for 82 homes; (2) a modified plan with about 50 homes plus a solar component; and (3) a plan recommended by the Planning and Zoning Commission that focused on solar and open space. The motion the council approved denied the planning commission's solar-and-open-space recommendation and left the existing PUD in place.

Titus said he was willing to donate part of the property for open space under one proposal but said that gesture would represent approximately a $600,000 reduction in his return, a figure he described as an estimate during his remarks. He also said the solar panels proposed are low (he described panels about four feet tall) and that the developer had offered landscape buffering and cleanup of the site.

City staff indicated that if the denial stands, the petitioner may refile or return with an amended plan; staff offered to meet with petitioners and neighbors to discuss next steps. Council members suggested a post-meeting discussion with staff and the petitioner about process and potential amended plans.

The council's action followed multiple public meetings and planning presentations; the council signaled interest in finding a compromise that addresses neighbors' safety and access concerns while permitting productive use of the property.

The council did not adopt any new zoning regulations at the Aug. 19 meeting; it voted to deny the Planning and Zoning Commission recommendation on this docket and left the existing PUD authorization in place. The item had been filed as Zoning Docket 25 Z 8 and was listed on the agenda as a request to remove the existing PUD and approve a new PUD and special use for a residential subdivision and solar farm at 40375 Kenosha Road.

Council members and staff said they would entertain further meetings with the petitioner and residents to explore hybrid solutions or revised petitions.