Commission tables Midvale City text amendment on master‑plan developments; staff to refine open‑space and parking language

The Midvale Planning Commission voted to table a city‑initiated text amendment to multiple residential zones that would revise master‑plan development standards, sending the proposal back to staff for additional research and refined language.

Elizabeth (planning staff) presented proposed changes that would narrow master‑plan requirements to projects that include common area, reduce and clarify open‑space requirements (proposing 25% improved common open space for projects with common amenities), and set clearer expectations for housing type mixes. Staff also proposed clearer parking requirements to reduce ad hoc discretion: an initial suggestion in the staff presentation was a flat 2.5 stalls per dwelling unit (staff later described a commission‑preferred approach as 2 off‑street stalls per unit, excluding garages, plus 0.5 stall per unit for visitor parking).

The proposal removes a prior requirement that projects commit to 90% of zone density to receive incentives and eliminates a complicated perimeter‑specific set of rules staff said applied to a narrow set of past projects. Staff said the existing master plan incentives had been difficult to apply consistently and that requirements such as unspecified trail linkage obligations were often unenforceable in practice.

Commissioners discussed several policy tradeoffs. Some members cautioned that limiting master plans only to projects with common area could encourage developers to omit shared amenities to avoid master plan review; others said small, lot‑by‑lot infill does not require the same coordinated review. Commissioners asked staff to analyze parcel sizes across the city to determine how many properties could exploit the proposed change, and asked for clearer thresholds for when higher open‑space requirements should apply (one suggestion tied higher open‑space minimums to projects that reach a high percentage of the zone maximum density).

On parking, commissioners expressed strong concern about guest parking and tandem garage practices. After discussion the commission recorded consensus around staff returning with language that would require two off‑street stalls per unit (counting driveway or exclusive surface spaces, not tandem garage stalls) and an additional 0.5 stall per unit reserved for guest/visitor parking; staff was asked to draft ordinance text reflecting that approach and to check legal enforceability of excluding garages from required counts.

At the end of the hearing, the commission voted to table the amendment pending staff research and revised draft language addressing parking, common/open‑space thresholds, multifamily standards and parcel analysis. Roll call recorded affirmative votes from Chair Jerry Anderson; Commissioner Tibbets; Commissioner Smith; Commissioner Leakey; Commissioner Edwards; and Commissioner Kasparian. The motion to table passed.

Staff said it will return with a revised draft clarifying: (1) when a master plan is required, (2) measurable open‑space and amenity standards for multifamily development, (3) precise parking calculations and definitions (including how driveways and garages count), and (4) suggested density thresholds that trigger higher open‑space requirements.

The public hearing was opened and closed with no members of the public testifying on the proposal during the item.