Commission rejects push to shrink minimum acreage for Planned Community zoning after heated public hearing

The Morgan County Commission voted to deny a proposed text amendment that would have sharply lowered the minimum acreage required to qualify for a Planned Community (PC) zoning district.

The proposal, filed by a property owner and considered alongside a concurrent rezone application, would have reduced the PC minimum from 50 acres to as little as 5 acres (various versions and options were discussed). Supporters said a lower threshold would help create single‑family neighborhoods with dedicated open space and amenities and would enable smaller property owners to use the PC process. Applicant Roland Gardner told commissioners the plan would deliver single‑family lots, open space and trail connections to an adjacent commercial town‑center concept.

Opponents argued the change would invite piecemeal clustering and repeat problems that led the county to remove earlier PRUD/cluster rules. Resident Tina Kelly, who said she served on the council when PRUD was repealed, told commissioners smaller minimums “were problematic in practice” and urged caution. Cindy Carter of Arch Bridal urged the commission to wait for the county’s comprehensive general plan update before making major zoning changes.

Commissioners debated the tradeoffs: planning staff and some commissioners said PC zoning gives the county more design control because applicants must submit a concept plan and design criteria up front, while others warned that dropping the acreage minimum from 50 acres to the single digits would reintroduce the same abuses that prompted earlier repeal. Commissioner Nickerson said the commission should pause code changes until the general plan provides policy direction.

On a motion to deny the text amendment, the commission voted in favor of denial and directed staff to schedule a work session to consider code changes and options for minimum acreage, potential intermediate minimums (10–15 acres were discussed), and stronger safeguards to ensure amenities promised in plans are delivered. The denial negated the concurrent rezone application tied to the proposed text change; applicants may pursue rezone options or return with revised proposals in keeping with commission direction.

What happens next: the commission asked staff to bring the topic back in a work session within weeks so commissioners can review options before additional rezones are processed; staff also noted that a legislative or staff‑driven text amendment remains an option if the commission asks for it.