Developers pitch 18-unit flex-space at Midpark City; staff flag access, parking and utilities issues

Developers presented a concept plan for an 18-unit flex-space development at Midpark City (765 North Harrison Road), and Harrisville staff identified multiple constraints that must be resolved before formal submittal.

The project team proposed roughly 18 units with roll-up doors and a mix of front and visitor parking; the applicant said the design estimates about 55 parking spaces and unit sizes ranging from roughly 1,500 to 2,500 square feet. "We put enough parking in here," the presenter said. Matt Robertson, the city engineer, confirmed "there's 55" on the plan but said the final parking demand will depend on the specific uses, noting many front bays serve as loading areas rather than customer parking.

Staff steered the conversation to access and traffic control. The city reiterated a preference for routing primary vehicle access off Wall Avenue and through cross-access easements with adjacent properties (storage units and the neighboring motel), rather than using a narrow residential frontage road. "Our code for commercial access only allows within a 150 feet," Jenny Knight, the city administrator, said, referring to the city's access standards in Chapter 1113. Staff warned that the proposed access from the current frontage could trigger UDOT review because the parcel abuts a state route; UDOT can deny new access or require improvements. Robertson said if the project cannot obtain the preferable access, the applicant would need to apply for a variance under the code or otherwise demonstrate extenuating circumstances.

Utilities were another major topic. Staff and the applicant discussed constraints on culinary and secondary water, the lack of an existing secondary-water supply (the applicant said landscaping would be xeriscape), and the need to tie sanitary sewer and storm drainage into nearby existing connections that run near the storage units. Robertson advised the team to plan detention and storm connections in coordination with adjacent property owners and to confirm sewer and water tie-in points prior to submittal. The Fire Marshal and staff noted required fire protection standards, including sprinkler and hydrant coverage; staff said a hydrant and adequate fire flow would be required within the applicable distance to meet code.

Design, use and marketability were also discussed. Staff said the parcel’s narrow geometry and proximity to a signalized intersection make certain retail uses more desirable at that corner, and that flex space may limit the types of tenants the developer could attract. The project team said the proposed buildings would be sold or rented as shell units (built-to-suit later) and that dividing walls and fire separations would be added if/when units are demised or sold. The applicant asked about exterior material allowances for insulated metal panels (IMP); staff said the city’s facade and material standards focus on the primary front face and that similar modern materials have been allowed in other nearby projects, but that the visual facade requirements should be met.

Staff recommended that the developer: 1) pursue a pre-application meeting; 2) attempt negotiations with the adjacent motel owner (identified as Javier) and the storage-unit property for cross-access and detention tie-ins; 3) confirm water, secondary-water and sewer connections with the utility provider; and 4) be prepared to apply for a variance under Chapter 1113 if frontage access cannot be secured. The city flagged that if the only access remains the narrow residential-style road, the developer may have to improve that road to commercial standards or find an acceptable alternative.

Next steps: the applicant was encouraged to meet with adjacent property owners and UDOT, secure survey and utility confirmations, schedule a pre-application meeting with city staff, and submit corrected plans by the requested internal deadline for continued review.