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Madison County planners debate cutting PUD minimum from 100 to 10 acres
Summary
The Madison County Planning Commission reviewed a proposed amendment to the Planned Unit Development rules that would lower the minimum acreage from 100 to 10 acres, prompting questions about timing, infrastructure and whether a PUD is necessary; a public hearing and vote were set for March 17.
Tresher, representing planning staff, told the commission that a draft amendment would strike section 7.1 of the county’s zoning ordinance and replace it with section 4.1 from the Unified Development Code draft, lowering the minimum acreage for a planned unit development (PUD) from 100 acres to 10 acres. The change was requested by surveyor Gary Harvin on behalf of applicant Williams Crozer and was drafted by county attorney Mike Pruitt.
The proposal prompted immediate questions from commissioners about scope and timing. "So you're saying they wanna change a 100 acres to 10 acres," a committee member asked, noting the magnitude of the reduction. Chair Mike Mullen said he was unconvinced of the urgency: "I personally just don't see this," he said, asking why the board should advance a rewrite now when a broader Unified Development Code process is underway.
Staff said the change was proposed because several smaller parcels around the county could benefit from the smaller minimum and that the item was advertised for a public hearing on March 17. Commissioners sought clarification on whether the applicant’s goals could be met through standard rezoning rather than a PUD, on how “retail” would be defined within a smaller PUD, and on what infrastructure or subdivision triggers would apply if projects were split into multiple lots.
The commission did not take final action on the amendment at the meeting. Instead, members asked staff to circulate the full draft to the entire board and the subcommittee, to confirm legal and subdivision implications with the county attorney, and to bring the amendment back for the advertised public hearing and a subsequent vote. The board also noted the Board of County Commissioners’ parallel schedule; staff said the county commission is expected to consider the item later in the month.
Next steps: the commission scheduled the advertised public hearing on the PUD amendment for March 17 and asked staff to provide the full draft, legal analysis, and examples comparing PUD versus traditional rezoning before the hearing.
